My IFA has asked me for my Heaton and Jesmond solicitor’s panel member for the Nat West conveyancing panel. What is the best way to discover this. I have called my local Heaton and Jesmond branch but they have not responded to me.

The sensible thing to do is ask for this information from your Heaton and Jesmond conveyancer . Most Heaton and Jesmond law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

At what point does exchange of contracts happen for residential conveyancing in Heaton and Jesmond and am I required to be at the lawyers office?

Where you are round the corner to our conveyancing solicitors in Heaton and Jesmond you are invited in to sign documents. However, the law practices we work with supply countrywide coverage for conveyancing and give as equally detailed and professional a job for you when communicating with you by post or email. The signing of the sale agreement is not the point of no return. A signed contract is just a prerequisite for the conveyancer to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Heaton and Jesmond)to be in the office available at the end of the phone to exchange contracts.

We are aiming to move property in March. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Heaton and Jesmond. Conveyancing solicitor was organised prior to coming across your page.

On the day of completion you can collect the keys from the estate agent but this should only happen once the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can help you locate a residential property solicitor in Heaton and Jesmond or a legal practice that specialises in conveyancing in Heaton and Jesmond.

My wife and I purchasing a 3 bedroom semi in Heaton and Jesmond. Our aim is to convert the garage to an office at the property.Will the conveyancing process include checks to determine if these alterations were previously refused?

Your solicitor will check the deeds as conveyancing in Heaton and Jesmond will sometimes identify restrictions in the title documents which prevent categories of alterations or need the consent of another owner. Some additions require local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

I had a mortgage agreed in principle with Virgin Money. Heaton and Jesmond conveyancing solicitors have been appointed. How long does it take for Virgin Money to issue the offer to the conveyancer?

There is no definitive answer here. Have Virgin Money completed the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Heaton and Jesmond is the location of the property. Can you shed any light on this issue?

Flying freeholds in Heaton and Jesmond are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Heaton and Jesmond you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Heaton and Jesmond may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Can you provide any advice for leasehold conveyancing in Heaton and Jesmond with the aim of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Heaton and Jesmond can be avoided where you appoint lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the buyers’ solicitors.
If there is a history of conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to ongoing. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Heaton and Jesmond leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord acquiescing to such alterations. If you dont have the paperwork in place do not contact the landlord without contacting your conveyancer in the first instance. A minority of Heaton and Jesmond leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

I am the registered owner of a split level flat in Heaton and Jesmond, conveyancing was carried out in 2001. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Heaton and Jesmond with an extended lease are worth £191,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2079

With just 53 years left to run we estimate the price of your lease extension to be between £27,600 and £31,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.