We selected a Morpeth based lawyer for our conveyancing in Morpeth last week. Reviewing the Terms I seeI am responsible for costs even if the sale aborts. Would I be best advised to use a web based solicitor practice offering no completion no charge conveyancing in Morpeth?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be more expensive to offset those cases that do not go ahead. Please beware that such arrangements tend not to cover expenses such your Morpeth conveyancing search fees.

I am purchasing a property in Morpeth. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

As you are obtaining a mortgage with UBS your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to UBS where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not isolated to Morpeth.

We expect to receive a DIP 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 Morpeth solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

You will need to appoint Morpeth 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 recently had an offer accepted on an apartment in Morpeth. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £225. Soon after, the solicitor contacted me sheepishly admitting that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Morpeth is where the house is located. Is there any guidance you can impart?

Flying freeholds in Morpeth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Morpeth you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Morpeth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My husband and I are 18 days into a residential purchase having been referred to a firm by the selling agent to perform conveyancing in Morpeth. I am not happy. Can you you assist me in finding new lawyers?

A conveyancer would need to be really bad in order to consider diss instructing them. Has your mortgage been sent? If so you will need to make them aware of the new solicitor and get the loan are issued to the new lawyers. Your solicitor ideally should be on the mortgage company panel to avoid escalating expenses and delays. So that should be your starting point. Our find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Morpeth

My brother-in-law has suggested I instruct a conveyancing solicitor in Morpeth. I need to find out if they are on the lender's approved list of lawyers. Could you help?

It’s a good idea contact the lawyer and ask them if they are on the bank's panel. Alternatively please call us and we can investigate and revert. If they are not on the lender panel we we can help find a quality conveyancing solicitor in Morpeth on the panel for your mortgage company.