My husband and I are planning to purchase a house in Prudhoe and have appointed a Prudhoe conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. have this evening contacted us to advise us that they have now hit a problem as our Prudhoe lawyer is not on their approved list of lawyers. What do we do from here?

When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Prudhoe solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

Completed the sale of my flat in Prudhoe last October yet the purchaser is telephoning daily to moan that their lawyer needs to hear from mysolicitor. What are the post completion sale formalities following completion?

After completion of your sale your solicitor should deliver the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your conveyancer should also evidence that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion steps peculiar conveyancing in Prudhoe.

How does conveyancing in Prudhoe differ for newly converted properties?

Most buyers of new build or newly converted property in Prudhoe approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Prudhoe usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Prudhoe or who has acted in the same development.

Leasehold Conveyancing in Prudhoe - Examples of Queries Prior to buying

What is the name of the managing agents? Make sure you find out if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Prudhoe. If you like the apartmentin Prudhoe but your cat is not allowed to move with you then you will be presented with a difficult decision. How much is the ground rent and service charge?

What type of conveyancing services do Prudhoe conveyancing practices handle?

Generally most Prudhoe conveyancing organisations manage to conduct various assistance to residential and agricultural land proprietors, vendors, purchasers, freeholders and tenants and you can expect them to do some of the following services:

Residential sale conveyancing in Prudhoe and nationwide Residential purchase conveyancing in Prudhoe and countrywide Right to Buy from the local authority Drafting in respect of rights of drainage, services, and access (Easements) Helping leaseholder clients purchase the freehold interests (enfranchisement) or extend their leases and landlord clients to assist with enfranchisement claims Shared ownership conveyancing countrywide not isolated to Prudhoe