Is it the case that all Hartlepool CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

It is true that some banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

How can we know in advance if a Hartlepool conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Hartlepool getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your transaction.

I can not fathom if my bank requires a lease extension. I have telephoned my Hartlepool bank branch on various occasions and was told they are content with the situation and they will lend. My Hartlepool conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their published requirements. I have no idea who is right.

As long as the is on the bank panel, they must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

4 months have elapsed following my purchase conveyancing in Hartlepool concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am looking to sell my property. My previous solicitors have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Hartlepool if that affects matters.

You should use our search tool to help you choose a solicitor for your conveyancing in Hartlepool. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

We're FTB’s - agreed a price, yet the estate agent informed us that the owners will only proceed if we use their chosen conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Hartlepool

We suspect that the owner is not behind this demand. If they desire ‘a quick sale', alienating a serious buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Hartlepool conveyancing firm - not the ones that will earn the estate agent a kickback or hit his conveyancing figures pre-set by HQ.

I have just appointed agents to market my ground floor flat in Hartlepool. Conveyancing solicitors are to be appointed soon, but I have recently had a yearly maintenance charge demand – Do I pay up?

The sensible thing to do is discharge the service charge as usual as all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I own a 1 bedroom flat in Hartlepool, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Hartlepool with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease ends on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.