A mortgage agreement from HSBC for the remortgage of my single room apartment is due imminently. Are you able to put forward a cheap conveyancing lawyer in Bedlington?

You have come to the wrong site to search for the lowest fares for conveyancing solicitors in Bedlington. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing brokers offering the bait of £99 conveyancing in Bedlington. At best, in deciding on low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for extras and still not get the service expected.

I happen to be the only beneficiary of my late father’s will and I have everything in my name now, including the my former home in Bedlington. The Bedlington property was put into my name in August. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in August. Is the property unsalable for six months?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some lenders would take a pragmatic view as this clause chiefly exists to identify the purchase and immediately sell or the flipping of properties.

We were going to get a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Bedlington solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Bedlington solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I had an offer accepted on an apartment in Bedlington on 12/7/2019, valuation was booked five days later, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Bedlington differ for newly converted properties?

Most buyers of new build residence in Bedlington approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Bedlington tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bedlington or who has acted in the same development.

My wife and I may need to rent out our Bedlington ground floor flat for a while due to a career opportunity. We used a Bedlington conveyancing firm in 2003 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Notwithstanding that your previous Bedlington conveyancing solicitor is no longer around you can check your lease to see if it allows you to sublet the apartment. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you must obtain consent from your landlord or some other party prior to subletting. The net result is that you cannot sublet without prior permission. The consent should not be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord for their consent.

I purchased a 2 bed flat in Bedlington, conveyancing having been completed December 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Bedlington with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2079

With 60 years remaining on your lease we estimate the price of your lease extension to span between £20,000 and £23,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

How and when do I pay stamp duty payable for my conveyancing in Bedlington?

The property lawyer will fill out a Land Transaction Return Form for you as part of your Bedlington conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit the STL application to the Inland Revenue and - assuming they have the funds - pay any land tax due for you.