We were about to retain a conveyancing solicitor in Heaton and Jesmond endorsed on your site but have come across alternative estimates on the internet look less pricey – how come?

You can find many firms of conveyancing organisations promoting alleged £99 conveyancing, but additionalcharges end up with the closing invoice mounting up beyond all recognition. According to the Legal Ombudsman fees set out in terms of business should be honest and reasonable invoiced The law firms that we list for conveyancing in Heaton and Jesmond genuinely set out all costs for a domestic conveyancing matter.

Please help - my lawyer advises that lack of building regulations insurance is required on my purchase. What is the level of cover for Heaton and Jesmond conveyancing?

The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

After much negotiation I have agreed a price on a house in Heaton and Jesmond. My financial adviser suggested a conveyancer. I paid an on account payment of £175. Soon after, the solicitor contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being pedantic. The Heaton and Jesmond solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require fast conveyancing in Heaton and Jesmond as I have a deadline to exchange contracts within 3 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Heaton and Jesmond the following are examples of what can arise and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...

I am looking for a ground for flat up to £245,000 and found one round the corner in Heaton and Jesmond I like with amenity areas and transport links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Heaton and Jesmond for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

My brother-in-law has suggested I instruct a conveyancing solicitor in Heaton and Jesmond. I I would like to check if they are on the bank's approved list of lawyers. Could you help?

One option is to phone the lawyer and ask them if they are on the bank's panel. Alternatively please call us and we can make some checks for you. Should the firm not be on the bank panel we can certainly arrange a reputable conveyancing solicitor in Heaton and Jesmond on the approved list for your mortgage company.