Me and my partner are about to complete buying a property in Durham but as a result of wreckage from some water damage at the property I have managed to agree compensation from the seller of six thousand pounds by way of a reduction in the price. This was going to be addressed as part of amending the contract however Virgin Money are not allowing this. Why were they informed?

The solicitor being on a Virgin Money approved list is required to advise Virgin Money of any variations to the sale price. If you were to refuse your lawyer to notify the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new lawyer for your conveyancing in Durham.

A relative advised me that in buying a property in Durham there may be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?

There are anumerous of properties in Durham which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Durham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We have a mortgage agreed in principle with Leeds Building Society. Durham conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?

There is no definitive answer here. Have Leeds Building Society done the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am purchasing a property in Durham. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

As you are obtaining a mortgage with Clydesdale your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Durham.

Do commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Durham?

Its becoming the norm that commercial conveyancing solicitors in Durham will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Durham. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Durham.

For each commercial conveyancing transaction in Durham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Durham commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Durham.

I own a semi-detached Georgian property in Durham. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Durham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the work.

Just had an offer accepted on a new build flat in Durham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Durham

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.