When reviewing consumer advice sites for a cheap solicitor in County Durham, many comment that I must use a CQS kitemarked solicitor. What is CQS?
County Durham Conveyancing Quality Scheme solicitors have obtained certification by the law Society The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS helps buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. County Durham is one of locations in England and Wales in which CQS are based. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
When it comes to mortgage companies such as Lloyds, do County Durham solicitors incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We are getting a further advance on our mortgage from Clydesdale as we wish to carry out improvements to our house in County Durham. Do we need to choose a local County Durham solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I have instructed a County Durham conveyancing practitioner having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your County Durham postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in County Durham.
Due to the guidance of my in-laws I had a survey completed on a house in County Durham in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some lenders tend not grant a loan on such a home.
It varies from the lender to lender. Santander has different instructions from Halifax. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in County Durham. Conveyancing will be smoother if you use a solicitor in County Durham especially if they are accustomed to such properties in County Durham.
Am I better off to use a County Durham conveyancing practitioner based in the location that I am purchasing? I have an old university friend who can execute the legal formalities but his firm is located a couple of hundredkilometers drive away.
The primary upside of using a local County Durham conveyancing firm is that you can attend the office to execute paperwork, present your identification documents and pester them if necessary. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that should surpass using an unfamiliar County Durham conveyancing lawyer solely due to them being County Durham based.
I would like to sublet my leasehold flat in County Durham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in County Durham 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 dictates 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 permission.
I purchased a leasehold flat in County Durham, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in County Durham with over 90 years remaining are worth £202,000. The ground rent is £60 charged once a year. The lease expires on 21st October 2075
With only 57 years left to run we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.