Having been referred to your site we were going to go ahead with a conveyancing solicitor in Morpeth listed on your site but have come across alternative costs illustrations via the web appear less pricey – why is this?

There are lots of conveyancers marketing what appear to be the cheapest conveyancing in Morpeth. We suggest that you think twice about how much you respect your own move to want to be penny wise pound foolish over the standard of the conveyancing. Some embed additional charges deep into the terms of business. The conveyancers that we put forward for conveyancing in Morpeth will notbehave this way.

My wife and I have recently appointed a conveyancing solicitor in Morpeth. I I would like to check if they are on the The Royal Bank of Scotland approved list of lawyers. Can you help?

The first thing you should do is call your lawyer and enquire whether they can act for the lender. Otherwise you should get in touch with The Royal Bank of Scotland who may be able to confirm.

A colleague suggested that where I am purchasing in Morpeth I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Morpeth conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Morpeth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Morpeth Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Morpeth Education with plans and statistics, Local Amenities and other useful information concerning Morpeth.

I am purchasing my first flat in Morpeth benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not reveal to my lawyer about the side-deal as it would affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Morpeth I like with a park and transport links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Morpeth in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan that many years will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.