Is there a reason to use a Gateshead conveyancing firm given that national alternatives are more affordable?

By all means make sure that you scrutinise conveyancing costs in Gateshead and you should seek a reasonable estimate but don’t become consumed with sourcing the lowest priced Gateshead conveyancer. Locating the right conveyancer can be the difference between a smooth and a stressful house move. You need to ensure that you have expert guidance from a specialist conveyancer. An e-mail can never replace a phone discussion and can never replicate a face to face consultation. Our partner firms will appoint you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from from the outset to completion, providing a level of hand holding that you are unlikely to received from an web based conveyancer. He or She will update you on headway and keep you informed. If you ever need to contact the office you will know who you need to speak to and they will endeavour to make sure that you are kept fully informed.

We are purchasing a brand new apartment in Gateshead and my conveyancer is telling me that she has to the bank to reveal incentives from the builder. The Estate Agents are hassling me to exchange and I don't want to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

This question may be naive but I am unexperienced as a first time buyer of a garden flat in Gateshead. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Gateshead?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.

I'm the only recipient of my late mum's will with all property in now in my sole name, including the my former home in Gateshead. The Gateshead property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in March. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many lenders would take a pragmatic view as this clause chiefly exists to capture subsales or the flipping of property.

When it comes to mortgage companies such as Nottingham, do Gateshead solicitors have to pay a fee to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Will our conveyancer be asking questions about flooding as part of the conveyancing in Gateshead.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Gateshead. There are those who acquire a property in Gateshead, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Gateshead. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to determine whether the property has suffered from flooding. If the property has been flooded in past and is not revealed by the seller, then a buyer could commence a compensation claim as a result of such an incorrect response. The purchaser’s conveyancers may also carry out an enviro search. This should higlight whether there is any known flood risk. If so, further investigations will need to be carried out.

My lawyers in Gateshead have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.