I require conveyancing for a flat in a relatively new development (seven years old) in Penshaw. Almost all the appartments are already occupied. Do I need carry out the local searches for my conveyancing in Penshaw?

If you are purchasing a property with the assistance of a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Penshaw conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Penshaw.

Do the Building Society Association intend to launch a searchable register to list law firms on the Coventry BS conveyancing panel for example in Penshaw?

Lexsure has not been advised of any plans on the part of the BSA to develop such a tool.

I need to instruct a conveyancing solicitor for residential conveyancing in Penshaw. I happened to land on a site which appears to be the perfect answer If there is a chance to get all the legals completed via phone that would be preferable. Do I need to be wary? What should out be looking out for?

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?

I am in need of some leasehold conveyancing in Penshaw. Before diving in I want to be sure as to the number of years remaining on the lease.

Assuming the lease is registered - and most are in Penshaw - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 1st floor flat in Penshaw, conveyancing formalities finalised in 2005. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Penshaw with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2096

With just 71 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

When it comes to my conveyancing in Penshaw should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Penshaw conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.