I am 3 weeks into the sale of my flat in Jarrow and the EA has just e-mailed to warn that the purchasers are swapping law firm. The excuse is that the lender will only work with solicitors on their approved list. Why would a big named lender only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Jarrow ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

I own a freehold property in Jarrow yet invoiced for rent, why is this and what is this?

It is rare for properties in Jarrow and has limited impact for conveyancing in Jarrow but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Do I need to visit the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Jarrow so that I can attend their offices when needed.

These days approved lawyers for banks conduct their communications through Royal Mail, e-mail or over phone calls. This enables them to carry out the conveyancing transaction regardless of where you live in England or Wales. That being said you can see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

Taking into account that I will soon part with over three hundred thousand on a terraced house in Jarrow I would like to have a conversation with the conveyancer regarding thehouse move before appointing the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your conveyancing in Jarrow.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Jarrow should be the amount on the final invoice that you are charged.

Planning to exchange soon on a studio apartment in Jarrow. Conveyancing lawyers inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Jarrow should include some of the following:

What options are open to you if another leaseholder in the building is in violation of a provision in their lease? Who has the liability for repairing the window frames Ground rent - what is payable and when you need to pay, and be on notice if this will change in the future What remedies are open the freeholder should you are in breach of your lease terms? Defining your rights in respect of common areas in the block.E.G., does the lease include a right of way over an accessway or staircase?

Jarrow Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Its a good idea to discover as much as you can about the company managing the block as they will either make life much easier or uncomfortable. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to practical matters such as the upkeep of the communal areas. Ask other tenants whether they are happy with their service. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending the funds. Who are the managing agents?