I am looking for value for money property lawyer. Should I go for for an internet conveyancer or a family Heaton and Jesmond conveyancing solicitor?

In the main conveyancing practitioners in your neck of the woods will have excellent relationships with your local authority, which can assist with the Heaton and Jesmond conveyancing searches that your lawyer will need to carry out. It also helps if they enjoy good connections with the Land Registry overseeing your area Heaton and Jesmond, other property lawyers in the area and Heaton and Jesmond property agents.

We are getting closer to an exchange on a house in Heaton and Jesmond and my parents have sent the exchange deposit to my conveyancer. I am now told that as the deposit has not arrived from me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender about my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

The conveyancing practitioner is obliged to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.

Should my lawyer be raising enquiries about flooding as part of the conveyancing in Heaton and Jesmond.

Flooding is a growing risk for solicitors carrying out conveyancing in Heaton and Jesmond. Some people will purchase a house in Heaton and Jesmond, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, however there are a various checks that can be undertaken by the buyer or by their conveyancers which can figure out the risks in Heaton and Jesmond. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the owner, then a buyer may issue a legal claim for losses stemming from an inaccurate response. A buyer’s solicitors should also conduct an environmental search. This will higlight if there is any known flood risk. If so, more detailed investigations should be initiated.

What does commercial conveyancing in Heaton and Jesmond cover?

Heaton and Jesmond conveyancing for business premises incorporates a broad range of advice, supplied by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I am a negotiator for a busy estate agent office in Heaton and Jesmond where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Heaton and Jesmond conveyancing solicitors. Please can you clarify whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a basement flat in Heaton and Jesmond, conveyancing was carried out in 1997. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Heaton and Jesmond with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2106

With just 80 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus 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 without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.