Me and my partner are about to complete buying a property in Tynemouth but as a result of wreckage from a small fire at the property I have managed to agree reparation from the seller in the sum of £3k in the form of a reduction in the price. This was going to be dealt with as part of amending the contract but UBS are not allowing this. Should they have been notified?

Your lawyer that is on the UBS approved list is duty bound to advise UBS of any changes to the purchase price. If you were to refuse your solicitor to report the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new solicitor for your conveyancing in Tynemouth.

Should our conveyancer be asking questions about flooding during the conveyancing in Tynemouth.

The risk of flooding is if increasing concern for solicitors dealing with homes in Tynemouth. Some people will purchase a house in Tynemouth, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Tynemouth. The conventional set of completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to determine whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a purchaser could commence a compensation claim resulting from an misleading answer. A buyer’s lawyers may also commission an environmental search. This should indicate if there is a recorded flood risk. If so, more detailed investigations should be carried out.

Just had an offer accepted on a new build apartment in Tynemouth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Tynemouth

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Tynemouth is the location of the property. What do you suggest?

Flying freeholds in Tynemouth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tynemouth you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tynemouth 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 residence.

I am 3 weeks into a residential purchase having been directed to solicitors by the estate agent to handle our conveyancing in Tynemouth. I am am starting to be disappointed with the quality of service. Could you you assist me in finding new solicitors?

A lawyer would need to be really poor to suggest changing them. Has the mortgage offer been generated? In the event that it has you must advise them of the new contact details and ensure the offer are re-issued. Your new conveyancer needs to be on the mortgage company approved list to avoid supplemental costs and frustration. So that should be your starting point. Our find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Tynemouth