I am not well enough to travel far from Hexham. I would like to know the logic why all Hexham conveyancers aren't automatically on all mortgage company panels?

A decade ago most mortgage companies exhibited an approach to risk which is different than today. The FSA in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancing practitioners on your panel. As a result, mortgage companies have subsequently requiredmore information from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Many firms have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the mortgage companies set.

We were just about to sign contracts for a leasehold flat in Hexham. We encountered a snag. Our mortgage offer with Barclays runs out on 15/4/2019 but the sellers are insisting on a completion date of 17/4/2019. Can one extend the loan expiry date?

The person best placed to deal with your concern is your solicitors who is in a position to determine if they corresponding with the mortgage company, seller’s conveyancers, estate agents or conceivably all three given what has happend in your house move as of today.

I am assisting my niece sell her property in Hexham. Does the solicitor order an energy assessment or it is for the owner to coordinate?

After the abolition of HIPs, energy assessments was maintained a compulsory component of moving house. An EPC needs to be to hand in advance of the property being marketed. It is not as aspect of the sale process that lawyers ordinarily organise. If you are using a Hexham conveyancing lawyer they might be able to arrange energy performance certificates due to their contacts with long established local accredited person

We were going to get a DIP from Virgin Money 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 Virgin Money recommend any Hexham solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

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

The mortgage over my property is with Clydesdale for my property in Hexham. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?

Clydesdale must be informed of your intention prior to letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel firm.

My brother has recommend that I use his conveyancers in Hexham. Should I use them?

Much as we are happy to recommend a Hexham conveyancing lawyer the ideal way to find a conveyancing lawyer is to have guidance from friends or relatives who have previously instructed the firm that you are considering.

Do you have any top tips for leasehold conveyancing in Hexham with the aim of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Hexham can be reduced where you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers.
If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Hexham leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord acquiescing to such works. If you fail to have the paperwork to hand do not contact the landlord without contacting your lawyer in advance. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be concerned about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing. You believe that you know the number of years remaining on your lease but you should verify this via your conveyancers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Many landlords or managing agents in Hexham charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Hexham.

Hexham Leasehold Conveyancing - Examples of Queries Prior to buying

Generally speaking the cost for major works tend not to be incorporated into the maintenance charges, although some managing agents in Hexham ask tenants to contribute towards a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. How long is the Lease? Where a Hexham lease has less than 80 years it will affect the salability of the property. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and it is worth finding out what this would cost. For most Hexhamlease extensions you would need to own the property for 24 months in order to be entitled to extend the lease.