Me and my partner are acquiring a flat in Crawcrook and Ryton. My property lawyer has never been on on the bank conveyancing list. Am I still permitted to appoint my Crawcrook and Ryton conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?

You have a number of alternatives open to you here

• Carry on with your existing Crawcrook and Ryton solicitor but your lender will undoubtedly instruct a conveyancer on their approved panel. This will result in additional fees together with potential interruption.
• Appoint a fresh property lawyer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Appeal to your property lawyer to apply to join the lender panel

We are getting the release of further monies on our home loan from Skipton as we intend to conduct alterations to our home in Crawcrook and Ryton. Do we need to appoint a nearby Crawcrook and Ryton solicitor on the Skipton conveyancing panel to handle the legals?

Skipton don't usually appoint firms on 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 Skipton conveyancing panel.

I have decided to exercise my right to buy my property in Crawcrook and Ryton off the council. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

Planning on purchasing a maisonette in Crawcrook and Ryton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Crawcrook and Ryton property lawyer is on the Nottingham conveyancing panel.

Should our solicitor be raising questions regarding flooding during the conveyancing in Crawcrook and Ryton.

Flooding is a growing risk for conveyancers dealing with homes in Crawcrook and Ryton. There are those who buy a property in Crawcrook and Ryton, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Crawcrook and Ryton. The standard completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to find out if the property has ever been flooded. In the event that the property has been flooded in past which is not notified by the owner, then a purchaser could bring a compensation claim as a result of such an incorrect response. A buyer’s lawyers will also commission an enviro report. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

Due to the guidance of my in-laws I had a survey completed on a property in Crawcrook and Ryton before appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders will not give a loan on this type of home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Crawcrook and Ryton. Conveyancing will be smoother if you use a solicitor in Crawcrook and Ryton especially if they are familiar with such properties in Crawcrook and Ryton.

My father-in-law has encouraged me to use his conveyancing solicitors in Crawcrook and Ryton. Do I follow his guidance?

No doubt it’s preferable to choose a conveyancing practitioner is to seek referrals from friends or family who have actually used the firm that you are contemplating using.