My wife and I are only a couple days away from an exchange on a house in Hetton Le Hole and my mum and dad have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my solicitor needs to make a notification to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

Your property lawyer is legally required to clarify with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Hetton Le Hole I like with open areas and transport links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Hetton Le Hole suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

In my capacity as executor for the estate of my aunt I am selling a property in Cardiff but live in Hetton Le Hole. My lawyer (based 250 miles from merequires that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Hetton Le Hole who can attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Hetton Le Hole based

I am hoping to complete next month on a leasehold property in Hetton Le Hole. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Hetton Le Hole should include some of the following:

What options are open to you if a neighbour is in violation of a provision in their lease? Specifying your rights in respect of common areas in the block.For instance, does the lease grant a right of way over a path or staircase? Who has the liability for repairing the window frames Ground rent - what is payable and when you need to pay, and also know whether this will change in the future

I invested in buying a 1 bedroom flat in Hetton Le Hole, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Hetton Le Hole with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2096

You have 70 years remaining on your lease we estimate the premium for your lease extension to range 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 provide a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional 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 before getting professional advice.

Are Hetton Le Hole conveyancing solicitors under an obligation to the Law Society to issue transparent conveyancing costs?

Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Hetton Le Hole or further afield.