I had intended to instruct a property lawyer in Yarm for our house move. Our broker informed us that our bank won't deal with them. Surely this is unfair competition?

Lenders normally imposes restrictions either the type or the volume of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a firm must have two or more partners. As well as restricting the profile of firm, a few banks have decided to limit the amount of firms they allow to represent them. Be aware that have no responsibility for the quality of advice provided by any member of Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are differing views about the level of solicitor engagement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Yarm only perform very few conveyances per annum.

I used Action Conveyancing a few years past for my conveyancing in Yarm. Now, I need the files however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Yarm of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking into buying my first house which is in Yarm and I am already nervous. I couldn't find anything specific about Yarm. Conveyancing will be needed in due course but do you know about the Yarm area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Yarm. In the meantime here are some basic statistics that we found

I invested in buying a leasehold flat in Yarm, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Yarm with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 50

With just 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

We have been told by numerous family members that it can take six to eight weeks for Yarm conveyancing to complete.This was 3 ago. The paperwork was only received from the vendors a couple of days ago so does the time start running now?

Don't bank on counting down any 6-8 week suggested period. Addressing exactly how long Yarm conveyancing will take is virtually impossible. Without fail every property has it’s own unique set of issues. As a result your should be unwilling to accurately predict how long it will take to complete conveyancing in Yarm.