We hired a high street lawyer for our conveyancing in Roker recently. Upon checking the official terms of business it is apparent thatI am on the hook for charges even if our purchase doesn't happen. Should I ditch them and choose a web based conveyancing company who offer no move no charge conveyancing in Roker?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be uplifted to counteract those transactions that do not go ahead. Dont forget that these promotions rarely protect you from outlay e.g. Roker conveyancing search charges.

I purchased a freehold property in Roker but still charged rent, why is this and what is this?

It is rare for properties in Roker and has limited impact for conveyancing in Roker but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

We are selling our house in Roker and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Roker conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Roker. We have lived in Roker for 5 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I used Stirling Law a few years ago for my conveyancing in Roker. Now, I need the files but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Roker of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I’m about to sell my garden apartment in Roker. Conveyancing is yet to be initiated, but I have recently received a quarterly service charge demand – Do I pay up?

The sensible thing to do is clear the invoice as you normally would as all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a 2 bed flat in Roker, conveyancing formalities finalised February 2002. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Roker with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2094

You have 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.