My fiance and I are hoping to buy a 3 bedroom flat in Dunston with a residential mortgage from .We use our Dunston conveyancing lawyer but informed us she’s not on their "panel". we are left little option but to use a panel lawyer or keep our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its various provisions, one of which will be that conveyancers will be on the approved list. Until recently, most mortgage companies had large numbers of solicitors 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

Various online forums that I have frequented warn that are the number one cause of obstruction in Dunston conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Dunston.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Dunston is where the house is located. Can you offer any opinion?

Flying freeholds in Dunston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dunston you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dunston 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 residence.

I'm refinancing my primary home to a buy to let loan with and intend to use the remaining equity towards a second house. The location we are talking about is Dunston. Will your lawyers be able to act for both sets of mortgage companies and tie in the transactions?

Make use of our search tool on this site to ensure that the solicitors are on the appropriate lender panels. On the basis that they are your solicitor should be able to tie up the two transactions but you should have a chat with you lawyer and make clear your expectations and requirements.

Should local authority consent be required to convert a house into a couple of appartments in Dunston? This has taken place to a property opposite to my home in Dunston and was unaware of the conversion until the works were finished.

Planning Consent yes. Building Regulations yes.