I am considering applying for a Aldermore mortgage for purchase of a new build (under development) in Howden with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?

There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I am downsizing from our home in Howden and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Howden. Having lived in Howden for many years we know that this is a non issue. Should we contact our local Authority to get clarification need.

It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in Howden I like with a park and station nearby, however it only has 51 years on the lease. There is not much else in Howden suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan that many years will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I have been sourcing a conveyancing solicitor in Howden for my remortgage. Is there any facility to review a solicitor's record with the legal regulator?

Members of the public can see presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 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 regulator may recorded call for training reasons.

What makes a Howden lease problematic?

Leasehold conveyancing in Howden is not unique. All leases are unique and legal mistakes in the legal wording can result in certain clauses are not included. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Chelsea Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.

Leasehold Conveyancing in Howden - Examples of Queries Prior to Purchasing

Make sure you enquire if there are any onerous prohibitions in the lease. For example it is very common in Howden leases that pets are not permitted in certain buildings in Howden. If you love the flatin Howden however your dog is not allowed to make the move with you then you will be presented with a difficult decision. Many Howden leasehold properties will incur a service charge for maintenance of the block set on behalf of the landlord. Should you buy the apartment you will have to pay this amount, normally quarterly during the year. This may be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge for you to pay annual, this is usually not a exorbitant sum, say approximately £50-£100 but you should to enquire as sometimes it can be many hundreds of pounds. The best form of lease structure is where the freehold title is in the ownership of the leaseholders. In this scenario the leaseholders benefit from control and even though a managing agent is frequently employed if it is larger than a house conversion, the managing agent employed by the leaseholders.