Last August we completed a house move in Ponteland. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Ponteland?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Ponteland. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a form referred to as a Seller’s Property Information Form. If the information ends up being inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ponteland.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ponteland?

Two types of professional can perform conveyancing in Ponteland namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or acquisition of property. They are both required to handle Ponteland conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally conducted and that the requisite procedures should be accurately adhered to.

Can you help - my lawyer says that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Ponteland?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I have paid off my mortgage with Nottingham. I assume I don't need a Ponteland conveyancer on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

I'm buying my first flat in Ponteland with a mortgage from The Mortgage Works. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my solicitor about the deal as it will jeopardize my mortgage with the lender. 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.

How simple is it to use your search app to get a costs illustration from a conveyancing practitioner in Ponteland on the approved list for my lender?

1st choose a lender such as Lloyds TSB Bank, Skipton Building Society or Nottingham Building Society then choose your location a common one being Ponteland. Conveyancing practices in Ponteland and nationally should be listed.

What are the common problems that you come across in leases for Ponteland properties?

There is nothing unique about leasehold conveyancing in Ponteland. Most leases are individual and drafting errors can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Service charge per centages that don't add up correctly leaving a shortfall

You could have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Norwich and Peterborough Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.

Leasehold Conveyancing in Ponteland - Examples of Questions you should ask Prior to Purchasing

Many Ponteland leasehold flats will have a service charge for the upkeep of the building set by the landlord. Should you acquire the apartment you will have to pay this contribution, normally quarterly throughout the year. This can be anything from two or three hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a ground rent for you to pay yearly, this is usually not a large figure, say around £50-£100 but you should to check as on occasion it can be many hundreds of pounds. It is important to be aware if window replacement or some other significant cost is anticipated to be shared amongst the tenants and will materially impact the level of the service fees or result in a one time invoice. This question is important as a) areas can cause problems for the building as the common areas may start to deteriorate where maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will want to know about it