We see that you have a post code search directory identifying firms on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Wallsend?

We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wallsend.

I am being advised by my conveyancer that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Wallsend?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

When it comes to mortgage companies such as Nationwide, do Wallsend property lawyers incur a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Wallsend solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Wallsend solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I have been on the look out for a leasehold apartment up to £305k and identified one near me in Wallsend I like with a park and railway links in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Wallsend in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

I am thinking of appointing a conveyancing practitioner in Wallsend for my house move. Is there any facility to check a firm’s complaints history with the legal regulator?

One may read published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.

I am employed by a long established estate agent office in Wallsend where we have witnessed a few flat sales derailed as a result of short leases. I have been given contradictory information from local Wallsend conveyancing firms. Can you clarify whether the seller of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in Wallsend - Examples of Questions you should ask Prior to buying

Make sure you discover if there are any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in certain buildings in Wallsend. If you love the propertyin Wallsend yet your dog is not allowed to live with you then you will be presented with a hard determination. You should be aware that where the lease has fewer than 80 years it will affect the salability of the flat. It is worth checking with your mortgage company that they are content with the length of the lease. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you would be required to have been the owner of the residence for a couple of years in order to be eligible to exercise a lease extension.