We were about to retain a conveyancing solicitor in Dunston recommended using your search tool but have come across some other costs illustrations via the web seem less expensive – how come?

One can find plenty of websites advertising so-called £99 conveyancing, but extrafees end up with the completion invoice markedly uplifted. Conveyancers are obliged to make sure that costs listed in terms of engagement should be honest and reasonable raised The law firms that we list for conveyancing in Dunston set out all legal fees for the property you intend topurchase.

All was ready to complete my purchase in Dunston next Monday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Dunston.

The Dunston conveyancing solicitors that just started acting on my house acquisition in Dunston have suddenly shut down. I only went with them because I had to have a solicitor on the Santander conveyancing panel and my family Dunston lawyer was not. I wrote them a cheque for two hundred pounds in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

I am purchasing a new build house in Dunston with a mortgage from TSB. The sellers refused to move on the amount so I negotiated 6k of extras instead. The estate agent suggested that I not reveal to my solicitor about the side-deal as it may impact my loan with TSB. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I wish to sublet my leasehold apartment in Dunston. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Some leases for properties in Dunston do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I bought a garden flat in Dunston, conveyancing was carried out in 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Dunston with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2104

With 80 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.