I have given 2 months notice to my existing landlord and have to vacate my let out flat in Cullercoats by the end of next month. Conveyancing on my purchase is underway. Can I complete in 4 weeks as I wish to avoid having to find short term accommodation?

It is unwise to serve notice on a rental unless you have exchanged. If you have not already done so, speak to your conveyancer and request that they cajole the owners solicitors, try to an acceptable time-line that everyone will look to achieve

There are plenty of conveyancing solicitors in Cullercoats but how do I know who I should use?

It would be unwise to be seduced by the cheapest Cullercoats conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

When it comes to lenders such as Bank of Ireland, do Cullercoats property lawyers incur an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We expect to receive a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Cullercoats solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Cullercoats solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I need some quick conveyancing in Cullercoats as I am under an ultimatum to exchange contracts within 2 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at free not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Cullercoats the following are examples of what can be revealed and therefore impact market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

I am buying a new build apartment in Cullercoats. Conveyancing is a frightening process 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 enquiries that you may expect your new-build leasehold conveyancing in Cullercoats

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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.

I work for a long established estate agent office in Cullercoats where we have experienced a number of flat sales derailed due to short leases. I have received conflicting advice from local Cullercoats conveyancing firms. Could you confirm whether the owner of a flat can start the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I own a 1st floor flat in Cullercoats, conveyancing having been completed in 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Cullercoats with a long lease are worth £260,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2100

With 74 years left to run the likely cost is going to span between £8,600 and £9,800 as well as 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 provide 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 are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.