I am hoping to receive a mortgage with Lloyds. I would like to enlist the help of a Licensed Conveyancer in Prudhoe. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Do conveyancers request money on account when it comes to conveyancing in Prudhoe?

Where you are retaining lawyers for conveyancing in Prudhoe your solicitor will ask you to provide them with monies to cover the search fees. Ordinarily this is called for to cover the fees of the conveyancing searches. If any deposit is payable against the total price then this will be needed immediately before exchange of contracts. Any further balance that is due will be payable shortly before completion.

I have been told that property searches are a common cause of hinderance in Prudhoe house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Prudhoe.

I work for a long established estate agency in Prudhoe where we see a number of flat sales put at risk as a result of short leases. I have received contradictory information from local Prudhoe conveyancing firms. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a 1 bedroom flat in Prudhoe, conveyancing formalities finalised 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Prudhoe with a long lease are worth £227,000. The ground rent is £50 levied per year. The lease expires on 21st October 2096

With just 72 years left to run the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

It has taken forever and a day but a mortgage agreement from a lender for the refinancing of my 2 bedroom apartment is expected by the end of next week. Can you suggest an efficient remortgage conveyancing solicitor in Prudhoe ?

You have come to the wrong place to search for the cheapest conveyancing in Prudhoe. Our goal is to offer excellent value conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by companies offering low cost conveyancing in Prudhoe.At best, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not receive the service required.