Unfortunately I am unable to travel far from Ashington. Is there a reason why all Ashington conveyancers are not on all bank panels?

Lenders normally impose restrictions on either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that the practice must have two or more partners. As well as restricting the type of firm, some lenders decided to restrict the number of conveyancers they allow to act for them. It is worth noting that banks have no liability for the accuracy of advice given by any Ashington solicitor on their approved list. Increases in mortgage fraud was the primary trigger for the reduction of conveyancing panels from 2008 even though there are contrary points of view about the extent of solicitor involvement in some of that fraud. Data via the Land Registry indicates that thousands of law firms only conduct a couple of conveyances a year. Those vindicating conveyancing panel consolidation question why conveyancing firms should have claim to remain on a conveyancing panel when clearly property law is not their speciality?

Can you clarify what the consequences are if my solicitor is suspended from the HSBC Conveyancing panel ahead of completing my conveyancing in Ashington?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I have recentlybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Ashington for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ashington conveyancing specialists.

Am I right to be concerned that estate agents that I am dealing with are recommending a national conveyancing firm as opposed to a local Ashington conveyancing firm?

As with many professional services, often input from family and friends can be most helpful. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and banks may suggest lawyers to use. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the endorsement. You have the right to choose your own conveyancer. Don't forget that many mortgage providers have an approved list of solicitors you must use for the lender related work in your house move.

My partner and I plan to buy our first house in Ashington. Conveyancing practitioner already chosen. The broker suggested that a survey is not appropriate as the property is just 17 years old.

You would be best advised to commission a Home Buyer's Report. As the residence was constructed more than a decade ago the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be enough. The report should highlight any obvious issues and recommend additional investigation if appropriate. If there are any indications of material issues obtain a comprehensive Building Survey from the beginning.