I am purchasing a house for cash in Consett. I have resided for the last dozen years in Consett. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the Consett conveyancing searches are optional. Your solicitor will try and sway you, no-doubt strongly, that you should have searches completed, but he has a professional duty to take that path of guidance. Do take into account; if you are going to dispose of the house at a future date, it may be of importance to your future buyer what the searches determine. There are plenty of instances where premises with no practical issues can still throw up unexpected search results. A good conveyancing solicitor in Consett should be able to give you some constructive guidance here.

We are buying a purpose built apartment in Consett with a mortgage from Lloyds TSB Bank.We use our Consett conveyancing practitioner but Lloyds TSB Bank advised that his firm is not listed on their approved list of firms. we are left little option but to use a Lloyds TSB Bank panel firm or retain our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Lloyds TSB Bank use our lawyer?

No, not really. The loan issued to you contains various provisions, a common one being that conveyancers will be on the Lloyds TSB Bank approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Lloyds TSB Bank

Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Consett?

Its becoming the norm that commercial conveyancing solicitors in Consett will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Consett. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Consett.

For every commercial conveyancing transaction in Consett it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Consett commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Consett.

I have been on the look out for a ground for flat up to £305k and identified one close by in Consett I like with amenity areas and station in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Consett in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the remaining unexpired lease term will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

My brother has urged me to appoint his lawyers for conveyancing in Consett. Should I use them?

There are no two ways about it it’s preferable to find a conveyancing practitioner is to seek recommendations from friends or relatives who have experience in using the solicitor that you are considering.