We're in Tyne And Wear, FTBs purchasing with a mortgage (lender is HSBC , and our solicitor is on the HSBC conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I got the keys to my house on 4 May and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Tyne And Wear expressed confidence that it will be dealt with in less than a month. Are transfers in Tyne And Wear particularly slow to register?

There is nothing unique about conveyancing in Tyne And Wear registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry have to notify any third persons or bodies. At present roughly 80% of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration occurs after the buyer is living at the property thus 'speed' is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

Is it simple use your search tool to get a costs illustration from a conveyancing practitioner in Tyne And Wear on the authorised to act for my lender?

Step one is to select a lender such as Halifax, Chelsea Building Society or Nottingham Building Society then type in your preferred area a common one being Tyne And Wear. Conveyancing organisations in Tyne And Wear and nationally should be listed.

We're FTB’s - had an offer accepted, yet the selling agent told us that the owners will only go ahead if we use their recommended lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Tyne And Wear

It is unlikely the vendors are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Contact the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your own,trusted Tyne And Wear conveyancing lawyers - rather thanthose that will provide the estate agent a commission or achieve conveyancing thresholds set by head office.

Expecting to sign contracts shortly on a leasehold property in Tyne And Wear. Conveyancing solicitors inform me that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Tyne And Wear should include some of the following:

Responsibility for repairing the window frames Rent payments - what is payable and what the invoice dates are, and be on notice if this is subject to change The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. It needs to be made clear to you if the lease allows you to add or improve aspects of the premises- you should know whether any restrictions relates to all alterations or just structural alteration, and whether consent is mandated necessary Who has the liability to repair and maintain the building. It is essential that you know who is responsible the repair and maintenance of all parts of the block and estate

I own a ground floor flat in Tyne And Wear, conveyancing was carried out 7 years ago. How much will my lease extension cost? Equivalent flats in Tyne And Wear with a long lease are worth £181,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2075

You have 51 years remaining on your lease we estimate the premium for your lease extension to be between £30,400 and £35,200 plus 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 a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.