Our lawyer has discovered a a legal deficiency with the lease for the flat we are buying in Wooler. The seller’s lawyers have suggested title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancing practitioner has advised that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the lender?

Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. These conveyancing instructions must be adhered to.

I had intended to instruct a conveyancing solicitor in Wooler for our house move. Our broker informed us that our mortgage company Birmingham Midshires won't deal with them. Surely this is unduly restrictive?

A lender will require an approved conveyancer act for it. You would be liable to bear the cost of this. Please make use of our database to locate a solicitor to conduct conveyancing in Wooler on the Birmingham Midshires member panel.

About to purchase a new build flat in Wooler. Conveyancing is daunting 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 conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wooler

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Wooler is the location of the property. Is there any guidance you can give?

Flying freeholds in Wooler are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wooler you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wooler may determine 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.

I am using a search engine for the phrase conveyancing in Wooler it brings up numerous conveyancersin the area. How do I determine which is the suitable conveyancing solicitor for the sale of my house?

The ideal method of choosing the right conveyancer is through a personal referral, so enquire of colleagues and those you trust who have purchased a property in Wooler or the respected estate agent or financial adviser. Fees for conveyancing in Wooler differ, so it's advisable to obtain a minimum of four costs illustrations from different companies. Dont forget to clarify what costs in the quote includes.