The Hebburn conveyancing firm handling our Hebburn conveyancing has identified an inconsistency between the information in the valuation survey and what is in the legal papers for the property. My lawyer says that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I require fast conveyancing in Hebburn as I am faced with an ultimatum to complete within one month. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at free not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Hebburn the following are instances of issues that can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

My husband and I are novice buyers - had an offer accepted, but the selling agent told us that the owners will only proceed if we appoint the agent's preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor used to conveyancing in Hebburn

We suspect that the owner is unaware of this request. Should the owner desire ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Hebburn conveyancing solicitors - as opposed tothose that will provide the estate agent a referral fee or hit his conveyancing targets pre-set by head office.

We expect to complete our sale of a £225,000 maisonette in Hebburn on Thursday in a week. The landlords agents has quoted £324 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Hebburn?

Hebburn conveyancing on leasehold apartments nine out of ten times necessitates administration charges levied by freeholders :

Answering pre-contract enquiries Where consent is required before sale in Hebburn Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Hebburn leasehold property is £350. For Hebburn conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

Leasehold Conveyancing in Hebburn - A selection of Queries before buying

What is the yearly service fee and ground rent? It is important to be aware whether a new roof is being put on or some other significant cost is due shortly that will be shared by the leasehold owners and could well materially impact the level of the service fees or result in a specific invoice. Are any of leasehold owners in dispute over their service charge liability?

Our conveyancer in Hebburn has uncovered a a legal deficiency with the lease for the apartment we are purchasing in Hebburn. The other side have suggested title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.