I am progressing with the sale of my home in Dunston and the EA has just called to advise that the buyers are switching solicitor. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. On what basis would a major mortgage company only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Dunston ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Dunston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Dunston

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I'm converting the mortgage on my primary property to a BTL mortgage with The Mortgage Works and I will use the ballance of the raised equity as a deposit on another property. The area we are looking at is Dunston. Will your solicitors be able to act for both sets of lenders and tie in the transactions?

Make use of our search tool on this site to check that the conveyancers are approved by both mortgage companies. Having checked that they are the solicitor should be able to simultaneously deal with the two deals but you should talk with you solicitor and make clear your desired outcome and needs.

I am in need of some leasehold conveyancing in Dunston. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Dunston - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Dunston - Examples of Questions you should ask Prior to buying

Does the lease have onerous restrictions? Are any of leasehold owners in arrears of their service charge payments? How long is the Lease?

We have had DIP from HSBC Bank who said we could borrow up to £300k. At what point do we need to instruct a practitioner for conveyancing? Dunston is where we are buying.

It would be wise to instruct a lawyer now requesting that they create a file on your behalf. This will kickstart: 1) the estate agent to send out the Sales Memorandum to the relevant parties 2) the seller’s conveyancer to submit the draft agreement. That being said, do not ask your conveyancing practitioner to order searches until you receive your valuation report from HSBC Bank and you are happy to proceed.