Having sold my house in Cullercoats last November but the buyer keeps whats apping every few hours complaining that her conveyancer needs to hear from mylawyer. What should have happened now that I have sold?

After completion of your sale your conveyancer is committed to forward the transfer documentation and all of the paperwork to the buyer’s solicitors. Where appropriate, your conveyancer must also confirm that the home loan has been redeemed to the buyers conveyancers. There are no post completion steps just for conveyancing in Cullercoats.

Various internet forums that I have frequented warn that are the primary reason for stalling in Cullercoats house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Cullercoats.

I'm purchasing a new build house in Cullercoats with a mortgage from Alliance & Leicester . The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not inform my solicitor about the deal as it would adversely affect my mortgage with the bank. Is this normal?.

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 have been recommended by a few estate agents in Cullercoats to choose a conveyancer using your seach tool. Is there a financial upside for Estate Agents to recommend your lawyers rather than alternative conveyancing organisations?

We refuse to make any commission for sending work to this site. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am tempted by the attractive purchase price for a couple of apartments in Cullercoats which have about fifty years unexpired on the leases. Do I need to be concerned?

A lease is a right to use the property for a prescribed time frame. As a lease gets shorter the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is generally wise to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this arena.

I acquired a basement flat in Cullercoats, conveyancing having been completed January 2001. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Cullercoats with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2075

With only 50 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.