Having been referred to your service we were going to use a conveyancing solicitor in South Shields found by you but have come across alternative quotes via the web appear less pricey – why is this?

You can find many firms of firms promoting self styled cheap conveyancing, yet more often than not supplementalcharges end up with the final bill being escalated. In accordance with regulatory requirements fees outlined in terms of engagement should be fair and reasonable raised The solicitors that we put forward for conveyancing in South Shields set out all legal fees for the property you plan topurchase.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in South Shields? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in South Shields?

Unless a prior acquisition of the property completed after 12 October 2013 you could take it that solicitors carrying out conveyancing in South Shields to remain encouraging a chancel search and or insurance against a claim.

I'm buying my first flat in South Shields with a loan from Platform Home Loans Ltd. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about the side-deal as it would adversely affect my mortgage with Platform Home Loans Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We're novice buyers - agreed a price, but the agent informed us that the seller will only move forward if we appoint the agent's recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in South Shields

It is improbable the sellers are driving this. If they want ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your preferred South Shields conveyancing solicitors - rather thanthe ones that will give the negotiator at the agency a kickback or hit his conveyancing figures demanded by corporate headquarters.

Having had my offer accepted I require leasehold conveyancing in South Shields. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and almost all are in South Shields - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a studio flat in South Shields, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in South Shields with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2097

With just 71 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.

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 detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.