Unfortunately I am unable to travel far from County Durham. Please spell out why all County Durham conveyancers are not on all lender panels?

Banks tend to restrict either the nature or the number of conveyancing practices on their panel. A common example of such criteria being that a firm is required to have two or more partners. As well as restricting the nature of firm, some have made a decision to limit the number of firms they use to act for them. You should note that building societies have no responsibility for the standard of advice supplied by any County Durham lawyer on their approved list. Increases in mortgage fraud was the main trigger for the rationalisation of solicitor panels a few years ago notwithstanding that there are differing points of view about whether solicitors sat at the center of that fraud. Statistics published by the Land Registry reveal that thousands of law organisations only conduct one or two conveyances annually. Those advocating conveyancing panel consolidation ask why conveyancing firms deserve claim to be on a lender panel when it is evident that conveyancing is not their primary expertise?

I'm purchasing a new build house in County Durham with a mortgage from Barnsley Building Society. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my conveyancer about this extras as it may impact my mortgage with Barnsley Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 have been on the look out for a flat up to £305k and identified one close by in County Durham I like with open areas and station nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in County Durham in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

I am looking for a conveyancing solicitor in County Durham for my home move. Can I see a solicitor's record with the legal regulator?

One may read published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded call for training reasons.

What if there is a problem with one of the searches for my conveyancing in County Durham?

Ordinarily, almost all concerns that arise in County Durham conveyancing search results can be addressed before completion or title insurance can be taken. It is important to note that although you may be acquiring the premises and might be willing to live with the search results, your mortgage lender may not, and ultimately have the final decision.