Me and my fiance are purchasing a leasehold flat in Ponteland. My lawyer is not on the mortgage company conveyancing panel. Is it possible for me to use my Ponteland conveyancing solicitor even though they are not on the mortgage company approved list?

You will need to use a conveyancing practitioner to deal with the legal work required if you require a mortgage to purchase your home. The solicitor will conduct all the appropriate investigations on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage documentation is dealt with. You may select a Ponteland conveyancer of your choice. However, where the solicitor appointed is not a member of the bank approved list further charges will arise as separate legal representation will be required by them. Lender panel applications can be submitted, so if your solicitor has not in the past sought membership they should take the chance to apply.

We're in Ponteland, First time buyers purchasing with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Will my conveyancer be making enquiries concerning flooding during the conveyancing in Ponteland.

Flooding is a growing risk for conveyancers specialising in conveyancing in Ponteland. There are those who acquire a house in Ponteland, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a various searches that may be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Ponteland. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to determine whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a purchaser could commence a compensation claim stemming from an inaccurate reply. A buyer’s lawyers may also order an environmental search. This should higlight if there is any known flood risk. If so, more detailed inquiries should be carried out.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Ponteland is where the house is located. What do you suggest?

Flying freeholds in Ponteland are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ponteland 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 Ponteland 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 residence.

Am I better off to appoint a Ponteland conveyancing practitioner in close proximity to the house I am purchasing? An old friend can execute the legal work however his firm is located over three hundred miles away.

The primary upside of using a local Ponteland conveyancing firm is that you can pop in to execute documents, hand in your ID and pester them if necessary. Having local Ponteland know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that should surpass using an unknown Ponteland conveyancing lawyer solely due to them being local.