As someone unfamiliar with conveyancing in Penshaw what’s your top tip you can impart concerning the ownership transfer in Penshaw

You may not hear this from too many lawyers but conveyancing in Penshaw and elsewhere in Tyne And Wear is an adversarial experience. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the transaction. For instance, the vendor, property agent and on occasion a lender. Selecting a solicitor for your conveyancing in Penshaw is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to protect your best interests and to keep you safe.

There is a worrying creep in the "blame" culture- someone must be blamed for the process being so protracted. You should always trust your conveyancer above all other players when it comes to the legal transfer of property.

We're in Penshaw, FTBs purchasing with a mortgage (lender is Nottingham , and our lawyer is on the Nottingham conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Have just purchased a repossessed house at auction in Penshaw. Conveyancing is needed. What is next?

Given that you are now to in every practical sense signed on the dotted line you should appoint a conveyancing lawyer as a matter of priority as you are faced with a pending deadline in which to complete the property. All auction property should have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You should give this to the conveyancer working for you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete on the date specified in the contract.

A colleague informed me that in purchasing a property in Penshaw there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of a number of properties in Penshaw which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Penshaw should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We previously instructed solicitors located in Penshaw on the Clydesdale solicitor panel. They are now charging me a further fee for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. This fee is not dictated by Clydesdale but by your Penshaw conveyancer. Numerous firms on the Clydesdale panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

Should commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Penshaw?

Its becoming the norm that commercial conveyancing solicitors in Penshaw will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Penshaw. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Penshaw.

For each commercial conveyancing transaction in Penshaw it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Penshaw commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Penshaw.

I am selling my home. My past conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Penshaw if that makes a difference.

Do use our search tool to help you find a solicitor for your conveyancing in Penshaw. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.