My best friend’s sister is a conveyancing practitioner. I anticipate that I'll be able to get friends and family fee for conveyancing, However if that does not come materialise, what kind of costs should I be expecting for conveyancing in North Shields?

You should contrast pricing. Do use our search tool on this site. The estimates will vary but the service one can expect are distinct between conveyancers as is the case with most professions.

I am buying a house and need a conveyancing solicitor in North Shields who is on the Nationwide Building Society approved. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as North Shields. We dont recommend any particular firm.

If you had a top tip for choosing a conveyancing solicitor in North Shields what would it be?

It would be unwise to be seduced by the lowest North Shields conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Is it the case that all North Shields solicitor practices on the Aldermore conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Aldermore conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.

I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being problematic. The North Shields solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing my first flat in North Shields with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not reveal to my lawyer about the side-deal as it would affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a flat up to £305k and found one round the corner in North Shields I like with amenity areas and railway links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in North Shields suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months 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 current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.