My wife and I are buying a 1 bedroom flat in Tynemouth with a mortgage. We have a Tynemouth conveyancer, but the lender says she’s not on their "panel". It appears that we have no option but to select one of the lender panel solicitors or keep our Tynemouth lawyer as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Tynemouth conveyancing lawyer to apply to be on the conveyancing panel.

I have given 8 weeks notice to my current landlord and must vacate my let out flat in Tynemouth by 16/9/2025. Conveyancing for my house purchase is underway. How realistic is it to complete in six weeks as don't want to have to find temporary accommodation?

It is unwise to provide notice on a rental unless exchange of contracts has taken place. Assuming that you have not already done so, update to your lawyer and request that they chase the sellers solicitors, try to an agreed time frame that everyone will look to achieve

What is the first thing I need to know regarding purchase conveyancing in Tynemouth?

You may not hear this from too many lawyers but conveyancing in Tynemouth and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the transaction. E.g., the seller, estate agent and sometimes a lender. Appointing a lawyer for your conveyancing in Tynemouth an important selection as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to act in your best interests and to protect you.

Every so often a third party with a vested interest will try and persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your mortgage broker may advise you to do take action that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather instruct a local conveyancing solicitor in Tynemouth?

Do check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" offer. Contact the lender and check if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Tynemouth.

Do I need to have a meeting at the offices of the lender conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Tynemouth so that I can attend their offices if required.

As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Tynemouth.