Can you clarify what the consequences are if my solicitor is removed from the Aldermore Solicitor panel ahead of completing my conveyancing in Morpeth?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Morpeth is where the house is located. Can you shed any light on this issue?

Flying freeholds in Morpeth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Morpeth you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Morpeth 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.

How do I use the search app to locate a conveyancing practitioner in Morpeth on the panel for my mortgage?

Step one is to pick a bank such as HSBC Bank, Leeds Building Society or Platform Home Loans Ltd then choose your preferred area a common one being Morpeth. Conveyancing organisations in Morpeth and nationally should be identified.

I need to instruct a conveyancing lawyer in Morpeth for my sale. Is there any facility to review a solicitor's record with the profession’s regulator?

Anyone can review documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.

I am in need of some leasehold conveyancing in Morpeth. Before I get started I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Morpeth - 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 split level flat in Morpeth, conveyancing having been completed 10 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Morpeth with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2089

With only 65 years remaining on your lease we estimate the premium for your lease extension to span between £13,300 and £15,400 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.