I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Tynemouth. The vast majority the appartments have already been occupied. Do I need carry out the local searches as part of conveyancing in Tynemouth?

A big part of the Tynemouth legal transfer of property is the conveyancing searches. There are hundreds search providers conducting Tynemouth conveyancing searches, as well straight from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.

Our mortgage company has suggested a law firm on their panel based in Tynemouth but I would rather use a conveyancing lawyer in Tynemouth or nearer to where I live. Are you able to help?

It is by no means the case that all Tynemouth conveyancing firms are approved and listed on all banks conveyancing panel. Use the above search tool to locate a Tynemouth conveyancing firm on the on the mortgage company panel.

I can see plenty of information on this site concerning conveyancing in Tynemouth but what is your top tip for finding the right conveyancer in Tynemouth

Do not opt for the lowest Tynemouth conveyancing costs illustration. You really do get what you’re paying 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 ahead of the deal.

is it true that all Tynemouth solicitors on the Santander conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.

We expect to receive a OIP from Yorkshire BS 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 Yorkshire BS recommend any Tynemouth solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

You will need to appoint Tynemouth solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

I'm purchasing a new build house in Tynemouth with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my conveyancer about this deal as it could affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

I have been sourcing a conveyancing solicitor in Tynemouth for my home move. Is it possible to see a solicitor's complaints history with the legal regulator?

One may review documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.