My fiance’s mother is a conveyancing practitioner. I anticipate that I'll be able to get mate’s fee for conveyancing, but if not, what kind of costs should I be expecting for conveyancing in Alnmouth?

It’s sensible to get multiple conveyancing estimates. Make use of our search tool on this page. The amounts may be different but service levels do differ between property lawyers as is the case with the vast majority of professional services.

What happens if my lawyer’s firm is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Alnmouth?

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.

Is there a list of Lloyds panel solicitors in Alnmouth on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. If you are looking for a Alnmouth lawyer on the Lloyds please make the most of our facility.

We were going to get a OIP from RBS 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 RBS recommend any Alnmouth solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?

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

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Alnmouth solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Alnmouth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Is it necessary to pay for insurance to cover chancel repairs when purchasing a house in Alnmouth?

Unless a prior acquisition of the house took place after 12 October 2013 you may take it that solicitors delivering conveyancing in Alnmouth to remain recommending a chancel search and or chancel repair liability policy.

I'm purchasing my first flat in Alnmouth with a loan from Alliance & Leicester . The developers would not budge the amount so I negotiated £7000 of extras instead. The house builders rep advised me not inform my conveyancer about this extras as it will put at risk my loan with Alliance & Leicester . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.