My husband and I are hoping to purchase a home in Byker and Walker and are in fact using a Byker and Walker conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Accord Mortgages Ltd have this evening contacted us to advise us that there is now an issue as our Byker and Walker solicitor is not on their approved list of lawyers. Please explain?

When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Byker and Walker solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

How can we tell if a Byker and Walker conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Byker and Walker getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your conveyancing.

We were going to get a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Byker and Walker solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?

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

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Byker and Walker solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Byker and Walker postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Byker and Walker.

The estate agent has sent us the confirmation of our purchase of a new build flat in Byker and Walker. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Byker and Walker

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I need to retain a conveyancing solicitor for leasehold conveyancing in Byker and Walker. I have land on a site which looks to be the perfect offering If there is a chance to get all the legals completed via web that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Are you able to clarify what my options are if my Byker and Walker conveyancing searches reveals adverse results?

Ordinarily, almost all problems exposed in Byker and Walker conveyancing search results can be handled before completion or title insurance may be put in place. You need to note that although you intend on buying the property and might be content to accept the search results, your lender may not, and when all said and done have the final decision.