I require conveyancing for a flat in a fairly new development (seven years old) in Allendale. Almost all the flats have already been occupied. Is it really necessary to order neighbourhood searches for my conveyancing in Allendale?

Conveyancing Searches are a central link in the Allendale conveyancing process. There are hundreds search providers delivering Allendale conveyancing searches, as well direct from the local authority. These are generally termed personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.

We wanted to use a conveyancing solicitor in Allendale for our home move. Our broker informed us that our mortgage company Skipton Building Society won't deal with them. Why is this not regarded as unfair competition?

A lender can insist on a panel conveyancer act for it. Borrowers are liable to bear the cost of this. Do use our search facility to select a solicitor to conduct conveyancing in Allendale on the Skipton Building Society conveyancing panel.

I'm the only recipient of my late mum's will and I have everything in my name alone, including the house in Allendale. The Allendale property was put into my name in March. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in March. Will no one buy the property for half a year?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. many lenders would take a pragmatic view as this provision is chiefly there to pick up on the purchase and immediately sell or the quick reselling of properties.

I am currently in the process of buying my council flat in Allendale. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I have finally had an offer on an apartment in Allendale accepted, but there is a chain. The vendors have placed an offer on somewhere, but it’s not yet agreed to, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Allendale. What should be my next step? When should I get the mortgage application with Bank of Ireland going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, Allendale conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Bank of Ireland conveyancing panel. Concerning the subsequent phase this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a hot market many buyers will apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with the conveyancing in Allendale.

Over the last few months I have been searching for a flat up to £305k and found one close by in Allendale I like with open areas and station in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Allendale for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I need to swap lawyers as my Allendale lawyer is not on the lender's panel of conveyancing solicitors. How simple is it to change conveyancer?

In the event that you have not formally appointed a conveyancer to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Allendale that you're thinking of instructing.