I am looking to buy a flat and require a conveyancing solicitor in Cullercoats who is on the Barclays solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Cullercoats. We dont recommend any particular firm.

Will my solicitor be raising questions regarding flooding during the conveyancing in Cullercoats.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Cullercoats. Plenty of people will acquire a house in Cullercoats, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, but there are a number of searches that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Cullercoats. The conventional set of completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to find out if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could issue a compensation claim as a result of such an misleading response. The purchaser’s solicitors will also commission an environmental search. This should indicate whether there is any known flood risk. If so, additional investigations will need to be conducted.

I am buying my first flat in Cullercoats with a loan from Lloyds TSB Bank. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my conveyancer about the extras as it would adversely affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I was pointed in your direction by a few selling agents in Cullercoats to locate a property lawyer on your site. What’s the financial upside for Estate Agents to promote your lawyers over alternative conveyancing organisations?

We don’t make any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

For various reasons I cannot be present at my Cullercoats conveyancing solicitors office to execute documents connected to my conveyancing in Cullercoats – will this be problematic?

You need not be concerned. Cullercoats conveyancing solicitors can handle home moves for clients nationwide. It is not necessary for you to be able to attend a Cullercoats conveyancers office. They can handle all communications via phone, post and email - whatever works for you.