Much to our surprise we have been notified by our estate agent that my Ashington property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?

The sensible course of action for you to take is to call your Ashington lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

I am buying a property without a mortgage in Ashington. I have been living for the last twelve years in Ashington. Conveyancing searches are exorbitant. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Ashington conveyancing searches are optional. Your solicitor will try and steer you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do take into account; if you are going to sell the house at a future date, it could be of relevance to your prospective buyer what the searches disclose. Sometimes properties with day to day issues can still throw up unpredicted search results. A competent conveyancing solicitor in Ashington will provide you some constructive guidance in this regard.

I am downsizing from our home in Ashington and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Ashington conveyancer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Ashington. Having lived in Ashington for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am buying a new build flat in Ashington. Conveyancing is a frightening process 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 legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ashington

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a leasehold apartment up to £245,000 and identified one close by in Ashington I like with amenity areas and railway links nearby, however it's only got 51 years on the lease. I can't really find anything else in Ashington suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.