Is the fact that my conveyancer in Hexham is not listed on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Hexham conveyancing practice and ask them why they are no longer on the approved list for your lender.

I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Hexham. The vast majority the properties have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Hexham?

If you are purchasing a property with the assistance of a mortgage, your bank will require some (many) of the searches so you'll have no choice. If not, then Hexham conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Hexham.

It has been 2 months following my purchase conveyancing in Hexham took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I have been advised by a couple of local selling agents in Hexham to get a quote from a solicitor using your seach tool. Is there a financial upside for Estate Agents to offer your lawyers over a competitor’s?

We refuse to offer any referral fee for sending work in our direction. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

What are your top tips when it comes to appointing a Hexham conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Hexham conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Hexham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

What are the legal fees for lease extension work? Can they put you in touch with clients in Hexham who can give a testimonial?

Hexham Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

Generally speaking the outlay for major works are not wrapped into the service charges, although a few managing agents in Hexham obliged tenants to pay into a reserve fund and this is used to offset against larger repairs or maintenance. How long is the Lease? Please inform me if there are any major works anticipated that could increase the service fees?