I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Redcar and Cleveland. Almost all the flats are already occupied. Is it really necessary to order conveyancing searches for my conveyancing in Redcar and Cleveland?

You are putting yourself at risk in not carrying out Redcar and Cleveland conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. Where time pressures and expenses are primary issues you should consider with your lawyer about the viability of search insurance

My apartment in Redcar and Cleveland is up for sale and I have accepted an offer. Does the property lawyer have to be on the Nottingham conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.

I'm purchasing a new build house in Redcar and Cleveland with a loan from Coventry Building Society. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my solicitor about the deal as it may put at risk my loan with Coventry Building Society. 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.

In what way can the Landlord & Tenant Act 1954 affect my business premises in Redcar and Cleveland and how can your lawyers assist?

The 1954 Act affords a safeguard to business leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Redcar and Cleveland is one of the numerous locations in which the firms we work with have offices

Living abroad I am unable to attend my Redcar and Cleveland conveyancing practitioners office to sign documents for conveyancing in Redcar and Cleveland – is this a problem?

Not a problem. Redcar and Cleveland conveyancing solicitors can handle conveyancing transactions for clients who are based anywhere. You are unlikely to be required to attend a Redcar and Cleveland conveyancers office. They can deal with everything via phone, post and email - whatever works for you.