I was referred a solicitor who has given a fee calculation of £1200 for no sale no fee conveyancing in Warkworth. I am looking to sell a modern detached home for £250,000. Is this expensive? Is it in excess of the average fee for conveyancing in Warkworth?

The quote is slightly on the high side. If you shop around you might trim some of the expense by say £125. On the other hand, you couldcome to regret opting for an a cheaper lawyer. Remember to enquire the conveyancer can represent your lender. You can use our search tool to select a Warkworth conveyancing company on the lender’s conveyancing panel which can often include conveyancing solicitors in Warkworth.

I own a freehold residence in Warkworth but still charged rent, why is this and what is this?

It’s unusual for properties in Warkworth and has limited impact for conveyancing in Warkworth but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

Will my lawyer be raising enquiries about flooding during the conveyancing in Warkworth.

Flooding is a growing risk for lawyers dealing with homes in Warkworth. Plenty of people will buy a house in Warkworth, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be carried out by the buyer or by their lawyers which will figure out the risks in Warkworth. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover whether the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the owner, then a buyer may issue a claim for damages as a result of such an incorrect answer. The purchaser’s solicitors may also commission an environmental report. This should indicate whether there is any known flood risk. If so, further investigations should be conducted.

I am purchasing my first flat in Warkworth benefiting from help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about this extras as it could affect my mortgage with Accord Mortgages Ltd. 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.

We're first time buyers - agreed a price, but the estate agent informed us that the owners will only issue a contract if we use the agent's recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Warkworth

It is highly unlikely the owners are driving this. Should the vendor desire ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Warkworth conveyancing firm - not the ones that will earn their negotiator at the agency a kickback or meet his conveyancing figures demanded by head office.