Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who handled the conveyancing in Gateshead 4 years ago have long since closed. What are my next steps?

Assuming you have a registered title the details of your proprietorship will be recorded by HMLR under a Title Number. It is possible to perform a search at the Land Registry, find your property and obtain up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

I am purchasing a new build house in Gateshead with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not reveal to my conveyancer about the side-deal as it will put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Gateshead is the location of the property. Can you shed any light on this issue?

Flying freeholds in Gateshead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gateshead you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gateshead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Are there frequently found problems that you encounter in leases for Gateshead properties?

Leasehold conveyancing in Gateshead is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain sections are not included. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the property Insurance obligations

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Coventry Building Society, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.

I acquired a studio flat in Gateshead, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Gateshead with an extended lease are worth £170,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2104

You have 79 years left to run we estimate the price of your lease extension to be between £7,600 and £8,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

We have instructed a Gateshead conveyancing solicitor for our house purchase (FTB’s) and have noticed in the Ts and Cs that they are not governed by the FCA. Am I right to be concerned or is that usually the case with lawyer?

We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who have specific conditions regulating monies sitting on client account.