My husband and I are hoping to purchase a 3 bedroom apartment in Jarrow with a mortgage. We have a Jarrow conveyancer, but the bank advise she’s not on their "panel". It seems we have little choice but to appoint one of the lender panel conveyancing practices or keep our Jarrow conveyancing practitioner and pay for one of their panel lawyers to represent them. We regard this is unjust; can we not demand that the bank use our Jarrow property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Jarrow conveyancing solicitor to apply to be on the conveyancing panel.

My wife and I are getting closer to an exchange on a house in Jarrow and my parents have transferred the ten percent deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my lender. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your lawyer is legally required to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.

We wanted to use a conveyancing solicitor in Jarrow for our house purchase. Our broker has since advised us that our mortgage company Virgin Money won't deal with them. Surely this is unfair competition?

A mortgage company may require an approved conveyancer act for it. Borrowers are liable to meet the charges for this. Do use our directory service to locate a solicitor to conduct conveyancing in Jarrow on the Virgin Money member panel.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Jarrow is the location of the property. Can you shed any light on this issue?

Flying freeholds in Jarrow are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Jarrow you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Jarrow may determine 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.

There are only Seventy years unexpired on my flat in Jarrow. I need to get lease extension but my freeholder is absent. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the lessor. For most situations a specialist should be useful to try and locate and to produce an expert document which can be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Jarrow.

Jarrow Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

Plenty Jarrow leasehold flats will be liable to pay a service charge for maintenance of the block invoiced by the landlord. Where you buy the flat you will have to pay this amount, normally periodically accross the year. This may be anything from several hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a ground rent for you to pay yearly, ordinarily this is not a large sum, say approximately £25-£75 but you need to enquire it because occasionally it could be many hundreds of pounds. What prohibitions are contained in the Jarrow Lease? The prefered form of lease structure is a share of the freehold. In this situation the tenants have being in charge if their destiny and notwithstanding that a managing agent is frequently retained where it is larger than a house conversion, the managing agent is directed by the tenants.