I am in the process of selling my apartment in Whickham and the estate agent has just e-mailed to advise that the buyers are swapping property lawyer. The reason given is that the lender will only engage with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Whickham ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Banks blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Whickham. Almost all the flats are already disposed of. Is it really necessary to order conveyancing searches for my conveyancing in Whickham?

You are putting yourself at risk in failing carrying out Whickham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. If timings and cost are top of your concerns you should consider with your solicitor about the options such as lack of search insurance available to you

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather use a specialised conveyancing solicitor in Whickham?

You should check but the the likelihood is that appoint one of their panel solicitors where you take up the "fee-free" deal. Contact the lender and see if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Whickham.

How does conveyancing in Whickham differ for new build properties?

Most buyers of new build premises in Whickham approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Whickham tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Whickham or who has acted in the same development.

I have been sourcing a conveyancing practitioner in Whickham for my house move. Is it possible to see a firm’s record with the legal regulator?

Members of the public can find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, phone 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 sometimes recorded call for training purposes.