I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in North Shields. The vast majority the appartments are already disposed of. Is it really necessary to order neighbourhood searches for my conveyancing in North Shields?

Conveyancing Searches are a vital link in the North Shields conveyancing process. There are a large number of search providers conducting North Shields conveyancing searches, as well direct from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

Can you point me to a directory of TSB panel conveyancers in North Shields on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available on the web. Where you are seeking to appoint a North Shields lawyer on the TSB please make the most of our tool.

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

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 North Shields 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.

Santander have agreed my mortgage in principle, my offer on a apartment in North Shields has been agreed to, now what?

Your property agent will want to be informed of your lawyer's details (ensure that the lawyers are on the lender’s approved list). Contact Santander or your financial adviser and complete any outstanding documentation. Santander will appoint a valuer who will get in contact with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Santander will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in North Shields.

Should our conveyancer be raising enquiries concerning flooding during the conveyancing in North Shields.

Flooding is a growing risk for lawyers conducting conveyancing in North Shields. There are those who purchase a house in North Shields, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their solicitors which should give them a better understanding of the risks in North Shields. The standard information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the seller, then a buyer may commence a legal claim for losses as a result of such an misleading response. The buyer’s lawyers will also commission an environmental report. This will indicate whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.

How do I search for a North Shields solicitor on the Barclays conveyancing panel? I am a keen cyclist and am willing to travel upto 10miles to meet the solicitor.

You can use the facility on this page. Please select a lender and your location and you will see a number of North Shields conveyancing lawyers located nearest you. We have detailed some North Shields conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the Barclays approved list

I need to instruct a conveyancing solicitor in North Shields for my house move. Is there any facility to see a solicitor's record with the profession’s regulator?

Members of the public can see published Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could monitor call for training requirements.