I just acquired a property at auction in Amble. Conveyancing is needed. What is next?

Now that you have for all intents and purposes signed on the dotted line you must instruct a conveyancing lawyer as a matter of urgency as you now have a tight deadline in which to complete the conveyancing. Every auction property should have an associated auction pack. This will include most,if not all of the paperwork that your lawyer will need. If you have purchased leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should pass this on to the conveyancer working for you as soon as possible. You also need to ensure that your finances are in place to complete on the date specified in the contract.

I am currently in the process of buying my council flat in Amble. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Amble bank branch on various occasions and was reassured it wasn't an issue and they would lend. My Amble conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their published requirements. Who do I believe?

Your conveyancer has to follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I used Arc property Solicitors several years ago for my conveyancing in Amble. Now, I need the files but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Amble of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How difficult is it to swap solicitor as I need to find one who is on the Barnsley Building Society conveyancing panel. I had appointed a family conveyancing solicitor in Amble round the corner but the firm is not accepted by Barnsley Building Society

We will our best to assist in finding you a conveyancing solicitor in Amble on the Barnsley Building Society panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Amble. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Amble.

I am 18 days into a freehold purchase having been referred to a firm by the high street agent to perform conveyancing in Amble. I am am very disappointed with the level of service. Can you help me find new conveyancers?

A conveyancer would have to be very bad to suggest changing them. Has the loan offer been issued? If so you will need to make them aware of the new lawyer and ensure the offer are re-sent. Your solicitor ideally should be on the mortgage company approved list to avoid escalating expenses and complications. That should be your starting point. The search tool will help you find a lender approved lawyer for your conveyancing in Amble

Should local authority consent be required to split a house into multiple flats in Amble? This has occurred to a house next door to a relative in Amble and was not aware of it happening until it was finished.

Planning Permission yes. Building Regulations yes.