Can you recommend a Barclays accepted Shotley Bridge conveyancing firm finish our house move within less than a month? Am I best advised to unstruct a local Shotley Bridge solicitor or a national comparison site?

We would be happy to suggest some excellent Shotley Bridge conveyancing firms. You can also walk up the main road in Shotley Bridge. Visit two or three law practices and ask to speak with a conveyancing solicitor for a quote. Explain your deadline together with the reasons and get an assurance on your deadline. Choose the one that you are most comfortable with.

This question may be naive but I am new to the home buying as FTB of a ground floor flat in Shotley Bridge. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Shotley Bridge?

On the day of completion you will not be required to attend the conveyancers office in Shotley Bridge. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and once they have received this, you will be called to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.

Is it correct that all Shotley Bridge CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved practices?

It is true that some lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Shotley Bridge solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

I have todaybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Shotley Bridge for a purchase of a freehold house 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shotley Bridge conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Shotley Bridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Shotley Bridge

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.

Frank (my husband) and I may need to rent out our Shotley Bridge garden flat for a while due to taking a sabbatical. We instructed a Shotley Bridge conveyancing practice in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

A small minority of properties in Shotley Bridge do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a garden flat in Shotley Bridge, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Shotley Bridge with over 90 years remaining are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease comes to an end on 21st October 2081

With only 57 years left to run we estimate the premium for your lease extension to range between £26,600 and £30,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you 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.