Is the fact that my solicitor in Northumberland is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Northumberland conveyancing firm and ask them why they are no longer on the approved list for your lender.

Me and my partner are buying a flat in Northumberland. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Northumberland?

There are many recorded licenced Conveyancers in Northumberland and Solicitor partnerships in Northumberland who can help with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We were going to get a AIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Northumberland solicitors on the Co-operative conveyancing panel, or is it better to go independently?

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

three months have elapsed since my purchase conveyancing in Northumberland completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

In sourcing the internet for the words on line conveyancing in Northumberland it reveals many solicitorsin the area. How do I determine which is the suitable conveyancer for my move?

The best way of finding a suitable conveyancer is through a personal testimonial, so enquire of friends and those you trust who have purchased a property in Northumberland or a reputable estate agent or mortgage broker. Fees for conveyancing in Northumberland vary, so it's advisable to secure at least three estimates from different conveyancers. Be sure to seek confirmation that the charges are assured not to rise.

Due to sign contracts shortly on a leasehold property in Northumberland. Conveyancing lawyers have said that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

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

What remedies are open the freeholder should you are in breach of your lease terms? The physical ownership of the demise. This could be the flat itself but could also incorporate a attic or basement if appropriate. It needs to be made clear to you whether the lease allows you to change or improve aspects of the flat- you must be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is mandated necessary The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark Repair and maintenance of the premises

Leasehold Conveyancing in Northumberland - Examples of Queries before Purchasing

Make sure you investigate if there are any onerous prohibitions in the lease. For example some leases prohibit pets being allowed in certain buildings in Northumberland. If you like the apartmentin Northumberland however your dog can’t make the move with you then you will be presented with a hard choice. The prefered form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this situation the tenants have being in charge if their destiny and although a managing agent is usually employed where it is larger than a house conversion, the managing agent is directed by the tenants. How many of the leaseholders are in arrears for their service charge payments?