Last October we completed a house move in Warkworth. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Warkworth?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Warkworth. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a document known as a SPIF. If the information ends up being incorrect, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Warkworth.

My Conveyancer in Warkworth has never been on on the The Mortgage Works Approved Panel. Can I still use my prefered solicitor even though they are excluded from the The Mortgage Works panel?

The limited options available to you here include:

1. Carry on with your existing Warkworth solicitors but The Mortgage Works will need to use a solicitor on their panel. This will result in additional total legal charges as well as result in frustration.
2. Choose a new practitioner to to deal with the conveyancing, not forgetting to check they are Convince your lawyer to do everything within their powers to join the The Mortgage Works conveyancing panel

Me and my partner are buying a house in Warkworth. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our money?

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.

My wife and I have organised a further advance on our mortgage from HSBC as we wish to carry out improvements to our property in Warkworth. Are we obliged to select a high street Warkworth solicitor on the HSBC conveyancing panel to deal with the paperwork?

HSBC would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Warkworth property lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

I'm purchasing my first flat in Warkworth benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The estate agent told me not inform my solicitor about this deal as it could impact my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I right to be suspicious by 3rd parties that I am dealing with are recommending a national conveyancing firm as opposed to a local Warkworth conveyancing company?

As is the case with lots of professional services, often suggestions from family and friends can be very helpful. But there are lots of parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend conveyancers to appoint. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You are at liberty to appoint your preferred lawyer. However, bear in mind that many lenders have an approved list of law firms you must use for the mortgage aspect of your transaction.