I used Wolstenholmes several years ago for my conveyancing in Consett. I now require my file but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Consett of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Should I be concerned about third parties that I am dealing with are suggesting a national conveyancing firm rather than a High Street Consett conveyancing company?

As is the case with lots of professional services, often recommendations from relatives can be most helpful. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders might all recommend solicitors to use. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the recommendation. You are at liberty to select your preferred lawyer. You need to be aware that some banks specify a panel list of conveyancers you are obliged to use for the mortgage aspect of your conveyancing.

We are a couple of weeks into a freehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Consett. I am not happy. Can you help me find new lawyers?

They would have to be really bad to suggest replacing them. Has the loan offer been issued? If so you must advise them of the new contact details and get the offer are issued to the new lawyers. Your new conveyancer needs to be on the lenders panel to avoid supplemental fees and delays. That should be your first question of the new lawyers. The search tool should assist you in finding a lender approved lawyer for your conveyancing in Consett

What are your top tips when it comes to finding a Consett conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Consett conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Consett conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

What are the costs for lease extension work? Can they put you in touch with clients in Consett who can give a testimonial?

I invested in buying a garden flat in Consett, conveyancing formalities finalised in 2002. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Consett with a long lease are worth £170,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2102

With 78 years left to run the likely cost is going to range between £7,600 and £8,800 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

At what stage do I incur the Stamp Duty Land Tax chargeable for my Consett property purchase?

The majority of conveyancing practitioners will complete a Land Transaction Return Form on your behalf as part of your Consett purchase transaction for you to sign. After completion your property lawyer will submit your Land Transaction Return Form to the Inland Revenue and - as long as they have the funds - discharge any tax bill payable on your behalf.