we are a couple who are purchasing a purpose built flat in Northumberland Heath with a loan from .We like our Northumberland Heath conveyancing lawyer but says his firm is not listed on their "panel". We have to appoint a panel solicitor or keep our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The loan offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for

I am helping my step-mother sell her flat in Northumberland Heath. Will the solicitor commission an EPC or it is for me to see to?

After the abolition of Home Information Packs, energy performance certificates was left as a mandatory component of selling a property. An energy performance certificate must be to hand prior to the property being put on the market. It is not a task that conveyancers normally organise. If you are instructing a Northumberland Heath conveyancing solicitor they may be willing to arrange energy assessments due to their contacts with long established local providers

I am currently in the process of buying my council flat in Northumberland Heath. I have a mortgage agreed with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

After months of negotiation I have agreed a price on a house in Northumberland Heath. My financial adviser suggested a . I paid an advanced payment of £150. A few days later, the contacted me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Arc property Solicitors several years ago for my conveyancing in Northumberland Heath. Now, I need the documents however the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northumberland Heath of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build flat in Northumberland Heath. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Northumberland Heath

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Leasehold Conveyancing in Northumberland Heath - Sample of Questions you should consider Prior to Purchasing

The best form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this scenario the lessees enjoy control and although a managing agent is usually retained if it is bigger than a house conversion, the managing agent is directed by the tenants. Who takes responsibility for maintaining and repairing the block?