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Find a County Durham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in County Durham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your County Durham conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised County Durham conveyancers for over 130 lenders.


Recently asked questions about conveyancing in County Durham

Me and my partner are buying a 1 bedroom apartment in County Durham with a mortgage. We like our County Durham solicitor, but the lender says she’s not on their "panel". It appears that we have little option but to instruct one of the lender panel firms or continue with our County Durham conveyancer as well as pay for one of their panel ones to act for them. We consider that this is inequitable; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your County Durham conveyancing lawyer to apply to be on the conveyancing panel.

I am hoping to complete my purchase in County Durham next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?

All property lawyers on acting for banks 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 Part 2 conditions. These requirements are not limited to conveyancing in County Durham.

What is your number one tip for finding a conveyancing solicitor in County Durham

We would encourage you not to base your choice on the cheapest County Durham conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

What is the difference between a licensed conveyancer and conveyancing solicitor in County Durham

There are many registered licenced Conveyancers in County Durham and Solicitor firms in County Durham who can assist with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

My sealed bid on a property in County Durham has been agreed to, the owners do nevertheless have a tied purchase. The sellers have offered on on an apartment, but it’s not yet agreed to, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in County Durham. What do I do now? When do I get the mortgage application with TSB started?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then valuation, County Durham conveyancing search fees, etc). First, you should ensure that your property lawyer is on the TSB approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a rising market the majority of purchasers will apply for the mortgage with TSB and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with the conveyancing in County Durham.

The estate agent has sent us the confirmation of our purchase of a new build flat in County Durham. 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.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in County Durham

    The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.

I am tempted by the attractive purchase price for a couple of apartments in County Durham which have about forty five years left on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in County Durham. The lease is a right to use the premises for a period of time. As a lease gets shorter the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this field.

Leasehold Conveyancing in County Durham - Sample of Questions you should consider Prior to buying

    If a County Durham lease has less than 80 years it will impact the marketability of the flat. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably require a lease extension at some point and you need to have some idea of how much this would cost. For most County Durhamlease extensions you will be required to have owned the property for a couple of years before you are entitled to exercise a lease extension. You will want to find out as much as you can about the managing agents as they can either make your life much simpler or much more difficult. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to day to day matters such as the upkeep of the common parts. Enquire of other people what they think of their management. Finally, investigate as to the dates that the service fees are due to the relevant party and specifically how they are spending the funds. How many years remain on the lease?

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