My financial adviser has requested my Bamburgh law firm’s panel member for the Nationwide conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Bamburgh branch but they don't know it.

The sensible thing to do is ask for this information from your Bamburgh conveyancer . Most Bamburgh conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

I'm purchasing a new build house in Bamburgh benefiting from help to buy. The builders would not reduce the amount so I negotiated 6k of extras instead. The estate agent told me not inform my solicitor about this extras as it may put at risk my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I opted to have a survey completed on a house in Bamburgh prior to appointing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to grant a loan on this type of property.

It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can look into this further 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 Bamburgh. Conveyancing will be smoother if you use a solicitor in Bamburgh especially if they are familiar with such properties in Bamburgh.

I need to instruct a conveyancing solicitor for my conveyancing in Bamburgh. I've stumble across a web site which looks to be the ideal solution If it is possible to get all this stuff done via email that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My partner and I may need to let out our Bamburgh 1st floor flat temporarily due to a career opportunity. We instructed a Bamburgh conveyancing practice in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your last Bamburgh conveyancing solicitor is no longer available you can check your lease to check if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain permission via your landlord or some other party before subletting. The net result is that you cannot sublet in the absence of first obtaining consent. Such consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.

Bamburgh Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

It would be wise to discover as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the upkeep of the common parts. Ask other tenants what they think of them. In conclusion, be sure you know the dates that you are obliged pay the service charge to the managing agents and specifically what it includes. What is the maintenance charge and ground rent on the flat? Make sure you find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Bamburgh. If you love the flatin Bamburgh but your dog can’t move with you then you have a very hard compromise.