We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather instruct a Shildon based conveyancing firm?

Do check but the chances are that allocate you one of their panel conveyancers where you want the "fee-free" offer. Call the bank and ask if they make available a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Shildon.

I am helping my mother sell her house in Shildon. Does the conveyancing solicitor commission an energy performance certificate or it is for the seller to coordinate?

Following the abolition of Home Packs, EPC’s remained a mandatory element of selling a house. An energy assessment must be commissioned in advance of the property being put on the market. It is not as aspect of the sale process that lawyers normally organise. Where you are instructing a Shildon conveyancing practitioner they might be willing to arrange EPC’s due to their relationships with reputable local energy assessors

Completion of my purchase has taken place for my property in Shildon. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Planning on purchasing a maisonette in Shildon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shildon conveyancer is on the Santander conveyancing panel.

Just had an offer accepted on a new build flat in Shildon. Conveyancing is necessary evil 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.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Shildon

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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I need to find a conveyancing solicitor for sale conveyancing in Shildon. I have land on a web site which looks to be the ideal answer If it is possible to get all the legals done via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What advice can you give us when it comes to choosing a Shildon conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Shildon conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Shildon conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

What volume of lease extensions has the firm carried out in Shildon in the last 12 months? Can they put you in touch with clients in Shildon who can give a testimonial?

I own a 1st floor flat in Shildon, conveyancing was carried out 10 years ago. How much will my lease extension cost? Comparable flats in Shildon with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2094

You have 70 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.