We note that you have a search directory identifying solicitors on the Clydesdale conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Birtley?

We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Birtley.

Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Birtley. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Birtley?

On the day of completion you will not be required to attend the conveyancers office in Birtley. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

We are due to move property in February. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Birtley. Conveyancing solicitor was found prior to coming across your website.

On the afternoon of completion you will need to collect the house keys from your selling agent however this should only occur when the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be released. Subsequently you can advise the removal men that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in locating a conveyancing in Birtley or a solicitor with expertise in conveyancing in Birtley.

My sealed bid on a semi in Birtley has been agreed to, the vendors do however have an associated purchase. The owners have offered on a flat, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Birtley. What do I do now? When do I get the mortgage application with Virgin Money started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then valuation, Birtley conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Virgin Money approved list. Regarding the subsequent stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a rising market the majority of buyers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it comes back ok would they pay their conveyancer to proceed with the conveyancing in Birtley.

It has been 2 months since my purchase conveyancing in Birtley concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Birtley benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my lawyer about the extras as it could put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

When it comes to leasehold conveyancing in Birtley what are the most common lease problems?

Leasehold conveyancing in Birtley is not unique. All leases are drafted differently and drafting errors can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Repairing obligations to or maintain parts of the property

You could encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Skipton Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, obliging the purchaser to withdraw.

I acquired a split level flat in Birtley, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Birtley with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2079

With just 55 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.