We were about to instruct a conveyancing solicitor in Roker found by you but have come across some other fee calculations on the internet seem less pricey – how come?

There are many firms of conveyancers offering at first sight what seems to be cut price. You should think twice as to how important this transaction is to you that want to be penny wise pound foolish with regard to the standard of the legal work. Many of them highlight a budget quote as a headline but conceal supplemental costs in the fine print..

My wife and I buying a 3 bedroom semi in Roker. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to see if these works are prohibited?

Your solicitor should review the registered title as conveyancing in Roker will sometimes identify restrictions in the title documents which prevent categories of works or necessitated the consent of another owner. Some works call for local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

We have agreed to purchase a house in Roker. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

Given that you are obtaining a mortgage with your lawyer must follow the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for . The CML Handbook contains minimum conditions for solar panel roof-space leases, and are required to report to where a lease does not meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Roker.

I am expecting a OIP from 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 recommend any Roker solicitors on the conveyancing panel, or is it better to find our own lawyer?

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

My relative advised me that where I am buying in Roker I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes quoted for as part of the standard Roker conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Roker around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Roker Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Roker.

My wife and I purchased a leasehold flat in Roker. Conveyancing and mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Roker who previously acted has long since retired. What should I do?

First make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Roker conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a studio flat in Roker, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Comparable flats in Roker with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 50

With 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

I have been recommended a conveyancing solicitor in Roker. I need to find out if they are on the lender's conveyancing panel. Can you help?

It’s a good idea call your lawyer to enquire if they are on the lender's approved list. Alternatively please get in touch with us and we can make some checks for you. Should the firm not be on the conveyancing panel we we can help find a reputable conveyancing solicitor in Roker on the panel for your lender.