We are acquiring our first property. The lawyer has contact usto ask if we wish to purchase supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in Hurworth

The scope of Hurworth conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What is important is that you properly comprehend what information the searches could give you. You may then decide if you personally think you need that information. Where you are unsure, ask your property lawyer to advise.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to instruct a Hurworth based conveyancing firm?

Do check but the chances are that appoint one of their panel conveyancers should you accept the "fee-free" deal. Speak to the lender and check if they offer you a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Hurworth.

Does a directory service exist listing Co-operative panel solicitors in Hurworth on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public over the internet. If you are in need of a Hurworth conveyancer on the Co-operative please make the most of our tool.

I am expecting a DIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Hurworth solicitors on the Barclays conveyancing panel, or is it better to go independently?

You will need to appoint Hurworth solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Hurworth bank branch on various occasions and was told they are content with the situation and they would lend. My Hurworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

Your conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Hurworth is where the house is located. Can you offer any opinion?

Flying freeholds in Hurworth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hurworth you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hurworth may ascertain 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 found a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Hurworth. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Hurworth ?

The majority of houses in Hurworth are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Hurworth so you should seriously consider looking for a Hurworth conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.

I own a split level flat in Hurworth, conveyancing was carried out in 2009. Can you work out an approximate cost of a lease extension? Corresponding flats in Hurworth with a long lease are worth £176,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2104

With 80 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt 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 before seeking the advice of a professional.