I am considering applying for a Santander mortgage for purchase of a new build (under development) in Hexham with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?

There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I am purchasing a property and the solicitor has identified Chancel Repair to which the house could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Hexham

Unless a prior purchase of the property completed after 12 October 2013 you may take it that solicitors carrying out conveyancing in Hexham to remain encouraging a chancel search and or insurance against a claim.

I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in Hexham for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?

The quickest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hexham conveyancing specialists.

I have been recommended by a few estate agents in Hexham to choose a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to market your lawyers ahead of another?

We don’t give any referral fee for directing people to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

Do you have any top tips for leasehold conveyancing in Hexham from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Hexham can be reduced where you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ lawyers.
You believe that you know the number of years remaining on your lease but it would be advisable double-check via your solicitors. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 75 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Arranging a replacement share certificate is often a lengthy formality and frustrates many a Hexham conveyancing deal. If a duplicate share certificate is needed, do contact the company officers or managing agents (if applicable) for this as soon as possible. The majority of freeholders or Management Companies in Hexham levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Hexham.

I acquired a basement flat in Hexham, conveyancing having been completed October 2004. Can you work out an approximate cost of a lease extension? Similar properties in Hexham with over 90 years remaining are worth £191,000. The ground rent is £55 charged once a year. The lease ceases on 21st October 2078

With just 54 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.