I have been advised by my solicitor that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in North Shields?

The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.

I'm the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in North Shields. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in September. Will no one buy the property for half a year?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many banks would take a sensible view as this clause is primarily there to identify the purchase and immediately sell or the quick reselling of property.

Yorkshire BS have agreed my home loan in principle, my offer on a property in North Shields has been agreed to, what happens next?

Your estate agent will wish to be advised as to your lawyer's details (make sure the conveyancers are on the lender’s panel). Contact Yorkshire BS or the broker and finish off any appropriate documentation. Yorkshire BS will instruct a valuer who will get in touch with the estate agent or vendor to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Yorkshire BS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in North Shields.

Do I need to pay for insurance to protect me from financial exposure to chancel repairs when buying a residence in North Shields?

Unless a previous acquisition of the house completed after 12 October 2013 you could assume that solicitors delivering conveyancing in North Shields to continue to recommend a chancel search and or insurance against a claim.

I'm purchasing my first flat in North Shields benefiting from help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not reveal to my lawyer about the side-deal as it could affect my loan with Lloyds TSB Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

We're novice buyers - agreed a price, but the estate agent has warned us that the vendor will only proceed if we use the agent's preferred solicitors as they want a ‘quick sale’. We would rather use a local solicitor who is familiar with conveyancing in North Shields

We suspect that the seller is not behind this demand. Should the vendor desire ‘a quick sale', alienating a genuine buyer is counter productive. Speak to the owners direct and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your preferred North Shields conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a kickback or hit his conveyancing targets set by head office.

How varied are the property related services that North Shields conveyancing solicitors typically advise on?

By and large North Shields conveyancing practices can supply a number of services to home and land owners, vendors, first time buyers, freeholders and leaseholders including the following:

Domestic sale conveyancing in North Shields and wider afield Home purchase conveyancing in North Shields and also around the country Licence to Alter Sale and purchase of shared ownership properties nationally rather than isolated to North Shields Registering an unregistered property North Shields conveyancing for property being disposed of by a lender