Can you help? My Newcastle under Lyme solicitor is informing me me that he has toapply for Newcastle under Lyme conveyancing searches asthe firm are on the Lloydssolicitor panel. Is my solicitor right?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Newcastle under Lyme conveyancing searches.

My partner and I have arranged a further advance on our home loan from UBS as we intend to carry out alterations to our property in Newcastle under Lyme. Do we need to choose a local Newcastle under Lyme solicitor on the UBS conveyancing panel to deal with the legals?

UBS do not ordinarily 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 UBS conveyancing panel.

After shopping around on the internet I have found a Newcastle under Lyme property lawyer having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Newcastle under Lyme postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Newcastle under Lyme.

Lloyds have agreed my home loan in principle, my bid on a house in Newcastle under Lyme has been agreed to, now what?

Your estate agent will wish to be advised as to your conveyancer's details (make sure the lawyers are on the bank’s panel). Telephone Lloyds or the broker and finish off any appropriate paperwork. Lloyds will instruct a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Newcastle under Lyme.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Newcastle under Lyme. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Newcastle under Lyme

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Newcastle under Lyme is where the house is located. Can you shed any light on this issue?

Flying freeholds in Newcastle under Lyme are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Newcastle under Lyme you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newcastle under Lyme may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Given that I am about to spend £400,000 on a garden flat in Newcastle under Lyme I wish to talk to a lawyer regarding theconveyancing in advance of appointing the firm. Can this be arranged?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your property ownership legalities in Newcastle under Lyme.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Newcastle under Lyme should be the amount on the final invoice that you are charged.