I have just been advised by my financial adviser that my Shiremoor the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I check?

The sensible course of action for you to take is to call your Shiremoor conveyancer. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

My wife and I are getting closer to an exchange on a property in Shiremoor and my parents have transferred the exchange deposit to my conveyancing practitioner. I am now advised that as the deposit has not come from me my property lawyer needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

The lawyer is legally required to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.

My wife and I are purchasing a flat in Shiremoor. I might seem paranoid but how we can trust a conveyancer? At some point we have to send money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We had selected conveyancers locally in Shiremoor on the Co-operative solicitor approved list. They are now charging me a further amount for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer may levy a fee for this. This fee is not dictated by Co-operative but by your Shiremoor property lawyer. Plenty of firms on the Co-operative panel will quote ’dealing with mortgage’ fee and others do not.

My husband and I are in the process of viewing flats in Shiremoor and I am about to put in an offer. Is it best to have a solicitor on ‘stand by’? I am planning to take a mortgage with Aldermore.

It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.

I am buying a new build apartment in Shiremoor. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Shiremoor

Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. There must be mutual enforceability of lessee’s covenants. 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.

What does commercial conveyancing in Shiremoor cover?

Commercial conveyancing in Shiremoor covers a broad range of services, given by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.