We are purchasing a purpose built flat in Roker with a loan from HSBC Bank.We would like to retain our Roker conveyancing lawyer but HSBC Bank informed us she’s not listed on their approved list of member firms. It seems we are left with little choice but to instruct a HSBC Bank panel firm or keep our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that HSBC Bank use our lawyer?

No, not really. The loan issued to you contains various provisions, a common one being that solicitors needs to be on the HSBC Bank approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for HSBC Bank

I am purchasing a new build house in Roker with the aid of help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not to tell my conveyancer about the deal as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

Due to the advice of my in-laws I had a survey completed on a house in Roker before instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies may not issue a loan on such a property.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Roker. Conveyancing will be smoother if you use a solicitor in Roker especially if they regularly deal with such properties in Roker.

In scouring the web for the phrase cheap conveyancing in Roker it reveals numerous property lawyerslocally. With so much choice what is the best way to find the right solicitor for my move?

The ideal way of finding the right conveyancer is through a trusted recommendation, so seek the counsel of colleagues and family who have purchased a property in Roker or the local estate agent or financial adviser. Charges for conveyancing in Roker vary, so it's a good idea to secure a minimum of four costs illustrations from varying types of law firms. Be sure to secure confirmation that the costs are guaranteed not to to be inflated.

I have just appointed agents to market my garden flat in Roker. Conveyancing solicitors are to be appointed soon, however I have just received a yearly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal given that all rents and maintenance payments should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a 2 bed flat in Roker, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Roker with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2084

With only 59 years left to run the likely cost is going to span between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.