Me and my partner are buying a house in Ponteland. It might be a silly question but how we can trust a lawyer? On completion day we will need to deposit money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My father advised me that in buying a property in Ponteland there may be various restrictions preventing external changes to a property. Is this right?

We are aware of a number of properties in Ponteland which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Ponteland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We were going to get a DIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Ponteland solicitors on the RBS conveyancing panel, or is it better to go independently?

You will need to appoint Ponteland solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

Do commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Ponteland?

Its becoming the norm that commercial conveyancing solicitors in Ponteland will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Ponteland. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ponteland.

For each commercial conveyancing transaction in Ponteland it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Ponteland commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Ponteland.

I'm buying a new build house in Ponteland with a loan from HSBC Bank. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about the deal as it could jeopardize my mortgage with HSBC Bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Ponteland is the location of the property. Can you offer any advice?

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 would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ponteland may decide 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.

I am in need of some leasehold conveyancing in Ponteland. Before I get started I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Ponteland - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a 2 bed flat in Ponteland, conveyancing was carried out 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Ponteland with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2101

You have 76 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.