My partner and I are intent on selling our house in Tynemouth and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Tynemouth. Having lived in Tynemouth for 5 years we know that this is a non issue. Should we contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Tynemouth for a purchase of a freehold house 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tynemouth conveyancing specialists.

Just had an offer accepted on a new build flat in Tynemouth. Conveyancing is necessary evil 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 conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Tynemouth

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Tynemouth I like with open areas and station nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Tynemouth in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

I need to retain a conveyancing solicitor for remortgage conveyancing in Tynemouth. I have land on a site which appears to be the ideal solution If it is possible to get all formalities done via web that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?