We hope to to buy with Darlington Building Society. We have called around locally but am struggling to find a Elmswell conveyancing firm on the Darlington Building Society approved list. Please you help?

Feel free to make use of the search tool on this page. Pick the mortgage company and type Elmswell or your location and you will discover a number of lawyer offices in Elmswell or nearest you.

I bought my apartment on 11 March and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Elmswell said it should be dealt with in less than a month. Are transfers in Elmswell particularly slow to register?

As far as conveyancing in Elmswell registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether there are errors and if the Land registry need to notify any third persons or bodies. Currently approximately three quarters of such applications are completed within two weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer has moved in to the property therefore registration formalities is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.

I am buying my first flat in Elmswell with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep told me not inform my lawyer about this side-deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Elmswell is the location of the property. Is there any advice you can give?

Flying freeholds in Elmswell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Elmswell you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Elmswell may decide 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 premises.

I've recently bought a leasehold house in Elmswell. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a leasehold flat in Elmswell, conveyancing formalities finalised January 2004. Can you work out an approximate cost of a lease extension? Similar properties in Elmswell with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2078

With just 53 years remaining on your lease we estimate the price of your lease extension to range between £27,600 and £31,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.