We wish to acquire a purpose built flat in Byker and Walker with a residential mortgage from Britannia.We would like to retain our Byker and Walker conveyancing lawyer but Britannia advised that he's not listed on their approved list of member firms. We have to appoint a Britannia panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan issued to you is subject to its various provisions, one of which will be that solicitors must be on the Britannia solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Britannia

I used Arc property Solicitors several years ago for my conveyancing in Byker and Walker. I now require my papers however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Byker and Walker of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build flat in Byker and Walker. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Byker and Walker

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My uncle has encouraged me to use his lawyers for conveyancing in Byker and Walker. Should I choose my own solicitor?

No doubt the best way to select a conveyancing lawyer is to have guidance from friends or family who have experience in using the conveyancer you're contemplating using.

My fiance is purchasing a garden flat in Byker and Walker. He has received an estimate by the lawyer suggested by the estate agents totaling £1245 . It was ten years ago since I sold and bought a house and the fee was £600. Have costs really escalated to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Byker and Walker searches, land registry fees, etc)