I plan on acquiring a flat in Cramlington. My Solicitor has never been on on the lender conveyancing panel. Is it possible for me to use my Cramlington conveyancing solicitor even though they are excluded from the lender approved list?

Various options include

• Proceed with your chosen Cramlington property lawyer but your bank will undoubtedly retain a conveyancer on their conveyancing panel. This will result in additional fees and potential interruption.
• Appoint a new lawyer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
• Convince your conveyancer to do everything possible to join the lender’s conveyancing panel

We are buying a newly constructed apartment in Cramlington and my lawyer is informing me that she has to the lender to reveal incentives from the seller. I am under pressure to exchange contracts and I would rather not delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Completed the sale of my flat in Cramlington last October yet the purchaser is telephoning me to say their solicitor is waiting to hear from mine. What are the post completion sale legalities now that I have sold?

Following your sale your conveyancer is committed to send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your conveyancer must also evidence that the home loan has been redeemed to the purchasers lawyers. There are no post completion steps unique to conveyancing in Cramlington.

I am buying a new build flat in Cramlington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Cramlington

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I decided to have a survey done on a house in Cramlington ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend refuse to give a loan on this type of premises.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cramlington. Conveyancing may be slightly more expensive based on your lender's requirements.