My wife and I are acquiring property in Wooler. My property lawyer is not listed on the bank conveyancing panel. Am I still permitted to continue with my Wooler conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

Various options include

• Proceed with your existing Wooler solicitor but your bank will no doubt use a solicitor from their conveyancing panel. The net result is additional cost together with potential frustration.
• Appoint a fresh conveyancer to act in the purchase, making sure they are on the lender conveyancing panel.
• Convince your conveyancing practitioner to do everything possible to get listed on the mortgage company panel of solicitors

Should my lawyer be making enquiries regarding flooding during the conveyancing in Wooler.

Flooding is a growing risk for lawyers specialising in conveyancing in Wooler. There are those who purchase a house in Wooler, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Wooler. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to determine whether the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the seller, then a purchaser could commence a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers may also conduct an enviro report. This will reveal whether there is any known flood risk. If so, additional inquiries will need to be initiated.

How does conveyancing in Wooler differ for new build properties?

Most buyers of new build or newly converted property in Wooler approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Wooler tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wooler or who has acted in the same development.

I own a leasehold house in Wooler. Conveyancing and Barclays mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Wooler who acted for me is not around. Any advice?

First contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Wooler conveyancing lawyer to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a ground floor flat in Wooler, conveyancing having been completed in 2008. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Wooler with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2104

With 80 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

What can I do to determine who owns a house in Wooler?

As long as the premises is registered with HM Land Registry, and you have the specifics of the location of the premises, you should be able to see results from the HMLR of the recorded owner for a a minimal charge.