Is the fact that my conveyancer in Sedgefield is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Sedgefield conveyancing firm and ask them why they are no longer on the approved list for your bank.

I purchased a freehold house in Sedgefield yet pay rent, why is this and what is this?

It is rare for properties in Sedgefield and has limited impact for conveyancing in Sedgefield 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 date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

My relative advised me that where I am buying in Sedgefield I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Sedgefield conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Sedgefield around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Sedgefield Education with maps and statistics, Local Amenities and other useful information concerning Sedgefield.

We're FTB’s - agreed a price, but the estate agent has warned us that the owners will only move forward if we instruct their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Sedgefield

We suspect that the owner is not behind this ultimatum. If they want ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Try to communicate with the sellers directly and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Sedgefield conveyancing solicitors - rather thanthe ones that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds set by HQ.

Jane (my partner) and I may need to sub-let our Sedgefield basement flat temporarily due to a new job. We instructed a Sedgefield conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your previous Sedgefield conveyancing solicitor is not available you can check your lease to check if you are permitted to let out the premises. The rule is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you must seek consent from your landlord or some other party in advance of subletting. The net result is that you cannot sublet without prior permission. Such consent is not allowed to be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.

I own a leasehold flat in Sedgefield, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Sedgefield with a long lease are worth £175,000. The ground rent is £65 levied per year. The lease runs out on 21st October 2082

With just 58 years left to run the likely cost is going to span between £23,800 and £27,400 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.