I am nearing exchange of contracts for my ground floor flat in Dunston and the estate agent has just called to say that the purchasers are changing their property lawyer. The reason given is that the lender will only engage with property lawyers on their approved list. On what basis would a big named lender only engage with certain solicitors rather the firm that they want to select for their conveyancing in Dunston ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

My mortgage company has suggested solicitors on their panel based in Dunston but I would rather use a conveyancing lawyer in Dunston or nearer to where I live. Are you able to help?

Far from all Dunston conveyancing practices are on all banks conveyancing panel. Use our find an approved solicitor tool to find a Dunston conveyancing conveyancer on the on the lender panel.

I just bought a house at auction in Dunston. Conveyancing is necessary. What happens now?

Having for in every practical sense signed on the dotted line you will need to hire the services of a conveyancing practitioner as a matter of priority as you are faced with a fast approaching a fixed date to complete the deal. Every auction property will ordinarily have a corresponding legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.

How can we know in advance if a Dunston conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Dunston obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.

My fiancee and I are in the process of viewing apartments in Dunston and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with .

You should start requesting conveyancing quotes from solicitors ASAP. 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 details on to the EA. As you are seeking a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.

What can a local search reveal concerning the property I am buying in Dunston?

Dunston conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Dunston conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

five months have gone by since my purchase conveyancing in Dunston completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.