My financial adviser requires my Northumberland law firm’s panel reference for the Nationwide conveyancing panel. Can you suggest how I find this out. I have tried my local Northumberland branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Northumberland conveyancing practitioner . Most Northumberland law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

five months have elapsed since my purchase conveyancing in Northumberland completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Given that I will soon part with over three hundred thousand on a terraced house in Northumberland I would like to have a conversation with the solicitor about myhome move ahead of instructing the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer who will be conducting your property ownership legalities in Northumberland.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Northumberland should be the amount on the final invoice that you are charged.

We're FTB’s - had an offer accepted, yet the property agent has warned us that the owners will only issue a contract if we use the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Northumberland

We suspect that the owner is unaware of this request. Should the vendor desire ‘a quick sale', alienating a motivated purchaser is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your own,trusted Northumberland conveyancing firm - as opposed tothose that will give the negotiator at the agency a kickback or meet his conveyancing figures set by head office.

When it comes to leasehold conveyancing in Northumberland what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Northumberland. All leases are drafted differently and drafting errors can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Repairing obligations to or maintain parts of the premises

You could encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Chelsea Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.

Leasehold Conveyancing in Northumberland - A selection of Questions you should consider Prior to Purchasing

The answer will be useful as a) areas could result in problems for the block as the communal areas may start to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have all the details Can you tell me if there are any major works in the planning that could add a premium to the service costs? What is the length of the lease?