We are planning to purchase a 3 bedroom flat in Boldon Colliery with a mortgage. We have a Boldon Colliery conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Boldon Colliery conveyancer as well as pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Boldon Colliery conveyancing lawyer to apply to be on the conveyancing panel.

I have given 2 months notice to my current landlord and have to be out of my let out apartment in Boldon Colliery by 8/1/2025. Conveyancing for my house purchase has just started. How realistic is it to complete in 4 weeks as don't want to have to move into temporary accommodation?

The normal practice is not to give notice on a rental unless exchange of contracts has taken place. Assuming that you have not already done so, contact to your lawyer and request that they apply pressure on the other side, try to get a realistic time scale from them that all parties will work to achieve

Having sold my house in Boldon Colliery last April yet the purchaser is e-mailing every few hours complaining that their conveyancer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?

Post completion of your sale your solicitor is obliged to deliver the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor must also evidence that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There are no post completion formalities specific conveyancing in Boldon Colliery.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £350,000 flat in Boldon Colliery in just under a week. The managing agents has quoted £336 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Boldon Colliery?

Boldon Colliery conveyancing on leasehold apartments often requires the buyer’s conveyancer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be willing to do so. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge levied by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the invoice is technically not due. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I purchased a ground floor flat in Boldon Colliery, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding flats in Boldon Colliery with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease comes to an end on 21st October 2084

With just 60 years left to run the likely cost is going to be between £20,000 and £23,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

Should local authority permission be needed to split a single dwelling into multiple flats in Boldon Colliery? This has taken place to a house adjacent to a relative in Boldon Colliery and was not aware of the conversion until it was finished.

Planning permission is necessary for converting a single house in Boldon Colliery into flats but possibly not for converting once again to single dwelling-house so, in answer to your query, yes,a it is needed.