I am expecting a mortgage offer from Nat West. I would like to enlist the help of a Licensed Conveyancer in Whitley Bay. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

Can you clarify what the consequences are if my solicitor is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Whitley Bay?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

The estate agent has sent us the confirmation of our purchase of a new build flat in Whitley Bay. Conveyancing is necessary evil 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.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Whitley Bay

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. 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. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Should I be wary that estate agents that I am dealing with are recommending a web based conveyancing firm rather than a local Whitley Bay conveyancing firm?

As with many professional services, often recommendations from family and friends can be extremely useful or valuable. But there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and banks might all suggest conveyancers to appoint. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the right to select your own lawyer. You need to be aware that many banks specify a panel list of conveyancers you must use for the mortgage related work in your conveyancing.

My wife and I accepted an offer on a Whitley Bay bungalow we inherited six years ago in 2009. I have over 15 years conveyancing knowledge and, although retired, see no reason not to carry out the legal work. The buyer's conveyancer has informed me that their bank will not allow us to do our own conveyancing requiring the funds to be passed via a solicitor's bank account.

Lending requirements to conveyancers from all CML members specify that If the vendor is not legally represented the buyer’s lawyers should check whether the lender needs to be told so that a decision can be made if they are prepared to proceed.