I have given 2 months notice to my existing landlord and have to be out of my let out apartment in Durham by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in three weeks as don't want to have to find short term accommodation?
Generally one should not provide notice for your letting until your lawyer suggests that you should. If you have not already done so, notify to your lawyer and request that they cajole the owners lawyers, try to get a realistic time scale from them that all parties will look towards
We are purchasing a 4 bedroom semi-detached house in Durham. We would like to carry out a loft conversion at the house.Will the conveyancing process include checks to determine if these works are permitted?
Your conveyancer will review the deeds as conveyancing in Durham can on occasion identify restrictions in the title deeds which prevent categories of works or need the consent of a 3rd party. Many works require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Are all Durham Conveyancing Quality Solicitors on the Barclays conveyancing list of approved solicitors?
Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
After months of negotiation I have agreed a price on a house in Durham. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Not long after, the property lawyer contacted me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Durham is where the house is located. Is there any guidance you can impart?
Flying freeholds in Durham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Durham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Durham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am a sole trader intending to lease a unit on the high street. Can you recommend conveyancers offering competitive fees for non-domestic conveyancing in Durham for below 1500k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Durham, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right lawyer. As for the charges this will depend on the structure and complexity of the deal. Please provide us with your contact information or email so as to enable us to provide you with a fixed commercial conveyancing quote.
I work for a reputable estate agency in Durham where we have experienced a number of flat sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local Durham conveyancing solicitors. Please can you confirm whether the vendor of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a split level flat in Durham, conveyancing formalities finalised February 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Durham with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2086
You have 66 years left to run we estimate the premium for your lease extension to range between £11,400 and £13,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.