We had selected conveyancers with offices in Northern Moor on the Lloyds solicitor panel. They have just billed me a further fee for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not set by Lloyds but by your Northern Moor property lawyer. Plenty of firms on the Lloyds panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

We were going to get a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Northern Moor solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Northern Moor solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Northern Moor solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Northern Moor surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just had an offer accepted on a new build flat in Northern Moor. 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.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Northern Moor

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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?

I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Northern Moor I like with amenity areas and station nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Northern Moor for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

We're novice buyers - had an offer accepted, yet the estate agent informed us that the seller will only go ahead if we appoint the agent's recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Northern Moor

We suspect that the owner is not behind this requirement. Should the seller require ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Northern Moor conveyancing firm - not the ones that will give their estate agent a referral fee or achieve conveyancing targets set by head office.

Is it true that a Northern Moor conveyancing solicitor got sued by clients for not carrying out comprehensive conveyancing searches?

Our attention has not be brought to such a Northern Moor conveyancing matter but it has been reported that, clients acquiring a property in Cumbria successfully sued their lawyer as a consequence of development permission to construct a wind farm not being identified in conveyancing searches.

Where you are purchasing in Northern Moor It is important that your lawyer carry out all Northern Moor conveyancing searches necessary to ensure you have relevant and current information before acquiring a property.