Recently contacted my conveyancing lawyer in Bishop Auckland who acted for me 18 months ago requesting a conveyancing quote based on an identical type of house sale & purchase (a leasehold property and a freehold property) of almost identical values with a mortgage from The Mortgage Works. I am now being quoted double. Should I look for a cheaper online property lawyer?

The estimate does seem a little on the high side. If you shop around you may be able to reduce the fees marginally by perhaps £125. On the other hand, providing that you were satisfied with the conveyancing the firm offered you mightcome to rue choosing an a cheaper lawyer. Don't forget to enquire that the solicitor can represent The Mortgage Works. You can use our search tool to select a Bishop Auckland conveyancing firm on the The Mortgage Works conveyancing panel, which can often include conveyancing solicitors in Bishop Auckland.

My conveyancer has discovered a a legal deficiency with the lease for the apartment we are purchasing in Bishop Auckland. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer says that he must be satisfied that the lender is content with this solution. Are we the client or is the mortgage company ?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender provisions must be adhered to.

Just had an offer accepted on a new build flat in Bishop Auckland. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bishop Auckland

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Bishop Auckland I like with open areas and railway links nearby, however it's only got 51 years unexpired on the lease. There is not much else in Bishop Auckland in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

Last May I purchased a leasehold flat in Bishop Auckland. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Bishop Auckland Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

Is there a share of the freehold? Plenty Bishop Auckland leasehold flats will incur a service bill for maintenance of the building invoiced on behalf of the landlord. Where you purchase the apartment you will have to meet this charge, normally periodically during the year. This may differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent for you to pay annual, this is usually not a large sum, say approximately £50-£100 but you need to check as on occasion it can be many hundreds of pounds. Does this lease have in excess of 85 years left?