We are about to exchange contracts for a property in Staindrop. We have hit a stumbling block. Our loan offer with Godiva Mortgages Ltd expires on 16/9/2024 but the sellers are putting forward a completion date of 18/9/2024. Is it possible to prolong the loan expiry date?

The best person to address this concern is your conveyancer who is in a position to calculate if they corresponding with the mortgage company, seller’s representatives, property agents or possibly all three given what has happend in your transaction to date.

I am in the process of remortgaging my home in Staindrop, does my lawyer have to be on the TSB Solicitor panel?

There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Will my lawyer be asking questions about flooding during the conveyancing in Staindrop.

Flooding is a growing risk for solicitors dealing with homes in Staindrop. There are those who buy a property in Staindrop, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that can be carried out by the buyer or by their conveyancers which should give them a better appreciation of the risks in Staindrop. The conventional set of property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could issue a claim for damages as a result of such an incorrect reply. The buyer’s lawyers may also commission an environmental report. This should reveal if there is a recorded flood risk. If so, further inquiries will need to be carried out.

My wife and I have a 4 bedroom Georgian house in Staindrop. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Barclays to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Staindrop and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who completed the work.

I've found a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Staindrop. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

The majority of houses in Staindrop are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Staindrop in which case you should be looking for a Staindrop conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer should appraise you on the various issues.

I invested in buying a studio flat in Staindrop, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Staindrop with over 90 years remaining are worth £176,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2104

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

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 due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.