I am in the market for a low cost property lawyer. Do I opt for an internet conveyancer rather than a local Corbridge conveyancing solicitor?

Established third party connections is an important consideration when choosing conveyancing solicitors. Corbridge law firms enjoy long term relationships with lenders and agents, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Possessing years of knowledge of the local area is also a plus .

Our lawyer has uncovered a a problem with the lease for the flat we are buying in Corbridge. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the lender is happy with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Corbridge. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.

Given that I am about to part with 450k on a house in Corbridge I would like to talk to a solicitor about myhouse move in advance of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your property ownership legalities in Corbridge.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Corbridge should be the amount on the final invoice that you are charged.

I only have Sixty One years left on my lease in Corbridge. I need to extend my lease but my freeholder is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to track down the landlord. For most situations an enquiry agent may be helpful to conduct investigations and to produce a report to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Corbridge.

I inherited a ground floor flat in Corbridge, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding flats in Corbridge with a long lease are worth £260,000. The ground rent is £50 per annum. The lease finishes on 21st October 2101

With just 75 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.