Various internet forums that I have frequented warn that are the primary cause of stalling in Tyne And Wear house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Tyne And Wear.

I'm buying a new build house in Tyne And Wear benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not to tell my conveyancer about the deal as it could impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Tyne And Wear is where the house is located. Can you offer any assistance?

Flying freeholds in Tyne And Wear are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tyne And Wear you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tyne And Wear may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Should I appoint a Tyne And Wear conveyancing lawyer who is local to the property I am purchasing? An old friend can conduct the legal formalities but his firm is located approximately 350kilometers drive away.

The benefit of a local Tyne And Wear conveyancing firm is that you can attend the office to sign documents, hand in your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were content that should surpass using an unfamiliar Tyne And Wear conveyancing lawyer just because they are round the corner.

What are the frequently found problems that you encounter in leases for Tyne And Wear properties?

Leasehold conveyancing in Tyne And Wear is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Norwich and Peterborough Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

I purchased a 1 bedroom flat in Tyne And Wear, conveyancing having been completed in 2006. How much will my lease extension cost? Similar flats in Tyne And Wear with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2074

With 51 years remaining on your lease the likely cost is going to be between £30,400 and £35,200 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.