Me and my partner are buying our first property. The lawyer has texted usto see if we want to order extra conveyancing searches. As novices we in the dark as to what's needed for conveyancing in Ponteland

The number and type of Ponteland conveyancing searches should be triggered based primarily on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your overall approach to risk. What matters is that you adequately understand what information each search could give you. You may then make a decision if you personally think you need that search. Should you be in doubt, ask the lawyer to explain.

I can see plenty of here concerning conveyancing in Ponteland but can you isolate your top tip for finding the right conveyancer in Ponteland

We would encourage you not to go for the lowest Ponteland conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

Can you point me to a directory of Co-operative panel solicitors in Ponteland on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings viewable on the web. Where you are in need of a Ponteland conveyancer on the Co-operative please make the most of our facility.

I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being pedantic. The Ponteland solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

five months have gone by following my purchase conveyancing in Ponteland completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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.

My husband and I are first time buyers - had an offer accepted, but the estate agent advised that the owners will only proceed if we use their preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Ponteland

It is improbable the vendors are driving this. If they require ‘a quick sale', alienating a motivated buyer is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your preferred Ponteland conveyancing solicitors - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing thresholds set by corporate headquarters.

Do online conveyancing companies undertake everything a high street Ponteland solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Ponteland?

If you choose an online conveyancer they will undertake all the things your Ponteland solicitor will cover.