Me and my partner are purchasing our first property. Our solicitor has contact usto enquire if we wish to purchase additional conveyancing searches. We are really unsure what's necessary for conveyancing in Spennymoor

The range of Spennymoor conveyancing searches should be triggered based entirely on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What is important is that you adequately appreciate what information each search could give you. Then you can make a decision if you personally think you need that search. Should you be in doubt, ask your property lawyer to guide you.

A friend pointed out to me me that in buying a property in Spennymoor there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

There are anumerous of properties in Spennymoor which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Spennymoor should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are buying a 4 bedroom semi-detached house in Spennymoor. We would like to convert the garage to an office at the house.Will legal due diligence on the property involve checks to ascertain if these works are allowed?

Your solicitor should review the deeds as conveyancing in Spennymoor will sometimes reveal restrictions in the title documents which prevent certain alterations or need the permission of a 3rd party. Some works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

We previously appointed conveyancers based in Spennymoor on the UBS solicitor approved list. They are now charging me a separate charge for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. This charge is not set by UBS but by your Spennymoor conveyancing practitioner. Numerous firms on the UBS panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.

Due to the advice of my in-laws I had a survey completed on a house in Spennymoor in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend not give a loan on this type of home.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Spennymoor. Conveyancing may be slightly more expensive based on your lender's requirements.

My partner has encouraged me to use his lawyers for conveyancing in Spennymoor. Should I use them?

No doubt it’s preferable to choose a conveyancing lawyer is to get feedback from friends or relatives who have experience in using the solicitor that you are contemplating using.

Completion is due on the sale of our £225,000 flat in Spennymoor on Tuesday in a week. The freeholder has quoted £336 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Spennymoor?

For the majority of leasehold sales in Spennymoor conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-contract enquiries Where consent is required before sale in Spennymoor Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Spennymoor leasehold property is £350. For Spennymoor 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 required to provide the information.

Spennymoor Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing

How much is the yearly service fee and ground rent? Best to be warned if a new roof is being put on or some other major work is pending to be shared between the tenants and may well materially impact the level of the service costs or require a one off payment. If a Spennymoor lease has fewer than 80 years it will impact the marketability of the property. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. For most Spennymoorlease extensions you would need to own the premises for 24 months before you are entitled to carry out a lease extension.