Much to our surprise we have been advised by our financial adviser that my Wylam lawyer is not on the bank Solicitor panel. What can I do to be sure that this is correct?

The best course of action for you to take is to contact your Wylam conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they may recommend you to a Wylam conveyancing firm that is on the conveyancing panel for your mortgage company.

Some advice if I may. My Wylam solicitor is advising me that he has toorder Wylam conveyancing searches becausethe firm are on the Lloydsapproved lawyer panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Wylam conveyancing searches.

I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather use a Wylam based conveyancing firm?

You should check but the chances are that allocate you one of their panel conveyancers if you accept the "fee-free" incentive. Speak to the bank to explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Wylam.

Should commercial conveyancing searches reveal impending roadworks that could affect a commercial premises in Wylam?

Many commercial conveyancing solicitors in Wylam will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Wylam. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wylam.

For every commercial conveyancing transaction in Wylam it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Wylam commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Wylam.

I need to appoint a conveyancing solicitor for residential conveyancing in Wylam. I have chance upon a site which seems to have the perfect answer If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? 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?