My husband and I are looking to buy a house in Yarm On Tees and have appointed a Yarm On Tees conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. The Royal Bank of Scotland have this afternoon contacted us to inform me that there is now an issue as our Yarm On Tees solicitor is not on their approved list of lawyers. What do we do from here?

When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Yarm On Tees lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

Can you vouch for a TSB accepted Yarm On Tees conveyancing practice finish our house move within a very limited time frame? Would it be better to use a high street Yarm On Tees firm or a national comparison site?

We can recommend some very good Yarm On Tees conveyancing firms. Another option is to visit the high street in Yarm On Tees. Visit some well established law practices and ask to see a conveyancing solicitor for a fee estimate. Explain your deadline together with your reasons and ask for an assurance on your deadline. Choose the one that appears most efficient.

As someone clueless as to the Yarm On Tees conveyancing process what’s the number one tip you can give me concerning the home moving process in Yarm On Tees

You may not hear this from too many lawyers but conveyancing in Yarm On Tees or throughout County Durham is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and others involved in the house moving process. E.g., the seller, estate agent and on occasion your lender. Choosing a law firm for your conveyancing in Yarm On Tees is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose role it is to protect your best interests and to protect you.

There is a worrying increase of a "blame" culture- someone has to be blamed for the process taking so long. We recommend that you must always trust your solicitor above the other players in the home moving process.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Yarm On Tees?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Yarm On Tees. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Yarm On Tees is where the house is located. Can you offer any opinion?

Flying freeholds in Yarm On Tees are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yarm On Tees you would need to get your solicitor to go 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 Yarm On Tees may ascertain 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 premises.