Having sold my house in Boldon Colliery last July yet the purchaser is calling me to moan that her conveyancer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?

Post completion of your house sale your conveyancer is obliged to send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your conveyancer should also evidence that the home loan has been redeemed to the purchasers solicitors. There is unlikely to be post completion requirements just for conveyancing in Boldon Colliery.

Do I need to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Boldon Colliery so that I can attend their offices if necessary.

Most approved lawyers for lenders carry out the vast majority of work through Royal Mail, e-mail or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. Nevertheless you can see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

Is there a list of Virgin Money panel solicitors in Boldon Colliery on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few banks make their panel listings open the public online. Where you are in need of a Boldon Colliery conveyancer on the Virgin Money please make the most of our tool.

The mortgage over my property is with UBS for my property in Boldon Colliery. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

Your original mortgage agreement with UBS will provide that you need their approval before renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being problematic. The Boldon Colliery solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Due to the advice of my in-laws I had a survey completed on a house in Boldon Colliery in advance of appointing lawyers. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks will not grant a loan on a flying freehold house.

It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Boldon Colliery. Conveyancing may be slightly more expensive based on your lender's requirements.

I am tempted by the attractive purchase price for a two maisonettes in Boldon Colliery both have in the region of forty five years unexpired on the lease term. Will this present a problem?

There are plenty of short leases in Boldon Colliery. The lease is a right to use the property for a period of time. As the lease shortens the saleability of the lease reduces and results in it becoming more costly to acquire a lease extension. This is why it is advisable to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this arena.

Boldon Colliery Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing

The prefered form of lease arrangement is a share of the freehold. In this arrangement the tenants have being in charge if their destiny and although a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Are any of leasehold owners in dispute over their service charge liability? This information is helpful as a) areas may result in problems in the block as the communal areas may start to deteriorate where maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will wish to know about it