When scouring moneysavingexpert.com for a high-quality solicitor in Dunston, most say that I must look for a CQS assured lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Society for Licensed Conveyancers. Dunston is one of the numerous areas in England and Wales where there are Accredited solicitors.

There is lots of information on this site regarding conveyancing in Dunston but can you isolate your top tip for selecting the right conveyancer in Dunston

Do not opt for the lowest Dunston conveyancing quote. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.

My stepmother informed me that in buying a property in Dunston there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?

We are aware of anumerous of properties in Dunston which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Dunston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you point me to a directory of Bank of Ireland panel solicitors in Dunston on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible online. If you are looking for a Dunston solicitor on the Bank of Ireland please make the most of our tool.

I am looking for a ground for flat up to £195,000 and identified one close by in Dunston I like with open areas and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Dunston for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

I've found a house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Dunston. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

The majority of houses in Dunston are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Dunston so you should seriously consider shopping around for a Dunston conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your lawyer will report to you on the legal implications.

Leasehold Conveyancing in Dunston - Examples of Queries Prior to Purchasing

Who are the managing agents? The majority of Dunston leasehold properties will be liable to pay a service bill for the upkeep of the building invoiced on behalf of the landlord. Should you buy the flat you will have to meet this amount, normally periodically during the year. This may differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge to be met yearly, this is usually not a large amount, say approximately £25-£75 but you should to enquire it because occasionally it could be prohibitively expensive.

Do I need to visit the offices of the mortgage company conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Dunston as it will be easier to attend their offices when needed.

As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Dunston.