My husband and I are purchasing a 3 bedroom apartment in Bamburgh with a mortgage. We have a Bamburgh solicitor, but the bank advise she’s not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel conveyancing practices or keep our Bamburgh property lawyer and pay for one of their panel firms to represent them. We feel that this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bamburgh conveyancing lawyer to apply to be on the conveyancing panel.

The deeds to my property are lost. The solicitors who dealt with the conveyancing in Bamburgh 10 years ago no longer exist. Will I be able to sell the house?

Gone are the days when you need to hold title deeds to establish that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.

Taking into account that I am about to spend over three hundred thousand on a property in Bamburgh I wish to talk to a lawyer concerning thehouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be conducting your conveyancing in Bamburgh.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Bamburgh should be the figure that you are charged.

Due to complete next month on a ground floor flat in Bamburgh. Conveyancing solicitors inform me that they are sending me a report on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Bamburgh should include some of the following:

Are pets allowed in the flat? You need to be told what counts as a Nuisance as far as the lease is concerned Whether the lease restricts you from renting out the property, or having a home office for business What the implications are if you breach a clause of your lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

I am the registered owner of a basement flat in Bamburgh, conveyancing having been completed in 2006. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Bamburgh with a long lease are worth £195,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2089

You have 64 years unexpired we estimate the premium for your lease extension to span between £14,300 and £16,400 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

What is the reason for new build conveyancing in Bamburgh being more expensive?

Conveyancing in Bamburgh for recently converted or new build homes often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental questions and contractual concerns.