Is the fact that my conveyancer in Widdrington is not identified on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Widdrington conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

My partner and I have organised a further advance on our home loan from RBS as we want to carry out alterations to our property in Widdrington. Are we obliged to choose a local Widdrington solicitor on the RBS conveyancing panel to handle the legals?

RBS don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.

My partner and I are in the process of looking at apartments in Widdrington and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a home loan with Santander.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are obtaining a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Widdrington building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My Widdrington conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your property lawyer has to follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am purchasing my first flat in Widdrington benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not inform my solicitor about this deal as it could affect my loan with the lender. Is this normal?.

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.

I would like to let out my leasehold flat in Widdrington. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A small minority of properties in Widdrington do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Leasehold Conveyancing in Widdrington - Examples of Questions you should consider before Purchasing

How much is the maintenance charge and ground rent on the apartment? What is the name of the managing agents? How many of the leaseholders are in arrears for their service charge payments?

Should I be concerned if there is a problem with the searches carried out as part of my conveyancing in Widdrington?

Ordinarily, the majority of problems exposed in Widdrington conveyancing search results can be handled before completion or indemnity insurance may be taken. You should remember that regardless of the fact that you intend on acquiring the premises and may be content to live with the search results, your lender may not, and when all said and done the decision rests with them.