We are intending to buy a 3 bedroom flat in Longbenton with a mortgage. We wish to retain our Longbenton lawyer, however the mortgage company advise he's not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or retain our Longbenton and pay for one of their panel firms to act for them. This seems very unfair; can we not demand that the bank use our Longbenton ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Longbenton conveyancing solicitor to apply to be on the conveyancing panel.

I am considering applying for a mortgage for purchase of a new build (under development) in Longbenton with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for ?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

When it comes to mortgage companies such as , do Longbenton face a fee to be on the list of approved solicitors?

We are unaware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

My husband and I are spending time looking at flats in Longbenton and I am about to put in an offer. Should I already have a in place at this point? I will be getting a home loan with .

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with , make sure you remember to check that your lawyer is on the conveyancing panel.

The formalities of my remortgage has taken place for my property in Longbenton. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

A colleague suggested that if I am buying in Longbenton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Longbenton conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Longbenton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Longbenton.

Are Longbenton conveyancing solicitors under an obligation to the Law Society to issue clear conveyancing figures?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Longbenton or further afield.