Much to our surprise we have been advised by our mortgage broker that my Cramlington lawyer is not on the lender Solicitor panel. How can I check?

Your first step should be to contact your Cramlington lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they may be able to suggest a Cramlington conveyancing firm that is on the approved list of lawyers for your bank.

We previously selected conveyancers with offices in Cramlington on the Nationwide solicitor approved list. They are now charging me a further amount for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. The charge is not set by Nationwide but by your Cramlington solicitor. Plenty of firms on the Nationwide panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.

I had a mortgage agreed in principle with Nottingham. Cramlington conveyancing solicitors have been chosen. How long does it take for Nottingham to forward the offer to the conveyancing practitioner?

There is no definitive answer here. Have Nottingham done the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We have agreed to purchase a house in Cramlington. One unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Lloyds your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease does not meet these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Cramlington.

How does conveyancing in Cramlington differ for new build properties?

Most buyers of new build premises in Cramlington come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Cramlington usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cramlington or who has acted in the same development.

In sourcing the web for the term cheap conveyancing in Cramlington it reveals many property lawyersin the area. How do I determine which is the right conveyancer for purchase transaction?

The preferential way of seeking a suitable conveyancer is via personal testimonial, so ask colleagues and relatives who have purchased a property in Cramlington or the reputable estate agent or financial adviser. Fees for conveyancing in Cramlington differ, so it's sensible to obtain at least three quotes from varying types of companies. Make sure that you clarify that the charges are assured not to to be inflated.

My wife and I may need to sub-let our Cramlington ground floor flat for a while due to taking a sabbatical. We instructed a Cramlington conveyancing practice in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Cramlington do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Leasehold Conveyancing in Cramlington - A selection of Queries before Purchasing

Make sure you find out if the the lease includes any unreasonable restrictions in the lease. By way of example some leases prohibit pets being allowed in in a block in Cramlington. If you love the propertyin Cramlington however your cat can’t make the move with you then you have a very hard choice. How much is the yearly maintenance fee and ground rent? Best to be warned if changing the roof or some other major work is due shortly to be shared amongst the tenants and will dramatically increase the the service costs or require a specific invoice.