My wife and I are approaching an exchange on a house in South Hylton and my mum and dad have sent the ten percent deposit to my conveyancer. I am now told that as the deposit has been received from someone other than me my lawyer needs to disclose this to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your lawyer is duty bound to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

What is the difference between a licensed conveyancer and conveyancing solicitor in South Hylton

There are many registered licenced Conveyancers in South Hylton and Solicitor firms in South Hylton offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in South Hylton. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the house in July. Do I have to wait half a year to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the bank as this requirement primarily exists to pick up on the purchase and immediately sell or the flipping of properties.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a South Hylton solicitor on the RBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

Should commercial conveyancing searches disclose impending roadworks that could affect a commercial premises in South Hylton?

Its becoming the norm that commercial conveyancing solicitors in South Hylton will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in South Hylton. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Hylton.

For every commercial conveyancing transaction in South Hylton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to South Hylton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in South Hylton.

The deeds to my home are lost. The lawyers who handled the conveyancing in South Hylton 10 years ago have long since closed. Will I be able to sell the house?

Gone are the days when you need to have the physical official documentation to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.

How does conveyancing in South Hylton differ for new build properties?

Most buyers of new build property in South Hylton contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in South Hylton usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in South Hylton or who has acted in the same development.