We decided to go with a Leamouth based solicitor for my conveyancing in Leamouth recently. Going through the Terms and Conditions I noteI am responsible for costs even if our purchase aborts. Should I ditch them and select an on-line firm offering no completion no charge conveyancing in Leamouth?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to offset the cases that fail to complete. Please beware that such schemes generally do not protect you from disbursements by way of example Leamouth conveyancing search charges.

We are buying a property in Leamouth. It might be a silly question but how we can trust a solicitor? At some point we have to send money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My husband and I have arranged the release of further funds on our mortgage from Clydesdale as we want to conduct renovations to our house in Leamouth. Are we obliged to choose a nearby Leamouth solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale do not ordinarily require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.

I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Leamouth solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Leamouth solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I am downsizing from our property in Leamouth and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing practice rather than a conveyancing solicitor in Leamouth. We have lived in Leamouth for 5 years we know that this is a non issue. Do we contact our local Authority to get confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I decided to have a survey completed on a house in Leamouth ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks will refuse to issue a mortgage on a flying freehold premises.

It depends who your proposed lender is. HSBC has different requirements from Halifax. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Leamouth. Conveyancing will be smoother if you use a solicitor in Leamouth especially if they are familiar with such properties in Leamouth.

Why do I have to supply my conveyancing practitioner with a list of items of identification ahead of starting selling or purchasing a property in Leamouth?

Leamouth lawyers are required by the Law Society, Solicitors Regulation Authority, HMLR and current Money Laundering Regulations to certify that the have verified the identity of their clients. It will also be a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and DOB.