I am hoping to complete my purchase in Cramlington next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not unique to conveyancing in Cramlington.

we are a couple who wish to acquire a newly converted flat in Cramlington with a residential mortgage from .We like our Cramlington conveyancing lawyer but says her practice is not on their approved list of firms. we are left little option but to use a panel firm or retain our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that use our lawyer?

Unfortunately,no. The mortgage offered to you contains terms and conditions, a common one being that solicitors needs to be on the solicitor panel. in the past, most mortgage companies 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 lawyer to apply to be on the conveyancing panel for

Due to the encouragement of my in-laws I had a survey completed on a house in Cramlington in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to give a mortgage on a flying freehold property.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cramlington. Conveyancing will be smoother if you use a solicitor in Cramlington especially if they are accustomed to such properties in Cramlington.

My uncle has recommend that I instruct his conveyancers in Cramlington. Do I follow his advice?

Much as we are happy to recommend a Cramlington conveyancing lawyer the best way to choose a conveyancing solicitor is to have feedback from friends or relatives who have used the conveyancer that you are contemplating using.

I've found a house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Cramlington. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

Most houses in Cramlington are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Cramlington so you should seriously consider shopping around for a Cramlington conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your conveyancer will advise you fully on all the issues.

I bought a ground floor flat in Cramlington, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Cramlington with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 50

You have 50 years left to run we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.