My wife and I are soon to complete buying a property in Birtley but as a result of wreckage from a small fire at the property I have was able negotiate compensation from the current proprietors of six thousand pounds taking the form of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process but HSBC are not allowing this. Should they have been involved?

Your lawyer that is on a HSBC conveyancing panel is obliged to advise HSBC of any variations to the purchase price. If you prohibit your property lawyer to report the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new property lawyer for your conveyancing in Birtley.

I need some fast conveyancing in Birtley as I am faced with a deadline to sign on the dotted line inside 3 weeks. Fortunately I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

As you are are a mortgage free buyer you have the choice not to do searches although no lawyer would suggest that you don't. With plenty of history conveyancing in Birtley the following are examples of what can show up and adversely affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

I have been on the look out for a flat up to £235,500 and identified one close by in Birtley I like with open areas and station in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Birtley for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

Back In 2000, I bought a leasehold flat in Birtley. Conveyancing and Alliance & Leicester mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Birtley who acted for me is not around. What should I do?

The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Birtley conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Birtley Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

For most Birtley leaseholds the cost for major works are not included within service charges, albeit that a few managing agents in Birtley obliged tenants to pay into a sinking fund and this is used to offset against larger repairs or maintenance. Is anyone aware of any major works in the near future that will likely add a premium to the maintenance charges? How is the lease structured?

How up-to-date is your database of lawyers on the bank conveyancing panel in Birtley? Do the lenders send you an updated list?

Birtley firms and firms carrying out conveyancing in Birtley themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.