We are purchasing a detached bungalow in Crook. The intention is to carry out an extension to the side at the property.Will legal conveyancing on the property include enquiries to ascertain if these alterations are permitted?

Your solicitor should check the registered title as conveyancing in Crook will on occasion reveal restrictions in the title documents which prohibit categories of alterations or need the consent of a 3rd party. Certain additions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

How can we know in advance if a Crook conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Crook seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.

I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The Crook solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Crook is the location of the property. Can you shed any light on this issue?

Flying freeholds in Crook are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crook you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crook may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I'm converting the mortgage on my existing house to a BTL loan with Clydesdale and intend to use the remaining equity towards a second property. The area we are interested in is Crook. Will your conveyancers be able to act for the two mortgage companies and link together the transactions?

Do use our search tool on this page to ensure that the solicitors are approved by both banks. On the basis that they are the solicitor will be able to simultaneously deal with the two deals but you should have a chat with you lawyer and communicate your expectations and needs.

I am using a search engine for the phrase on line conveyancing in Crook it reveals many property lawyersin the vicinity. How do I determine which is the suitable property lawyer for my move?

The ideal way of seeking a suitable conveyancer is via trusted testimonial, so ask friends and family who have acquired a property in Crook or the local estate agent or financial adviser. Costs for conveyancing in Crook differ, so it's advisable to obtain at least four costs illustrations from varying types of companies. Make sure that you clarify that the costs are assured not to rise.

I am a negotiator for a long established estate agent office in Crook where we see a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Crook conveyancing firms. Please can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Crook Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

How many years remain on the lease? The answer will be important as a) areas can result in problems for the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to have complete disclosure Be sure to find out if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Crook. If you like the flatin Crook yet your cat can’t move with you then you will be presented with a difficult decision.