My conveyancer has discovered a a legal deficiency with the lease for the property we are buying in Withernsea. The other side have put forward title insurance as a solution. We are content with insurance and will pay for it. Our property lawyer has advised that he must check that the bank is content with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

I am selling our property in Withernsea and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Withernsea lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Withernsea. Having lived in Withernsea for three years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Have purchased a a detached house in Withernsea , how long should it take for the Land Registry to register my ownership? My Withernsea conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.

As far as conveyancing in Withernsea is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd parties. At present roughly three quarters of such applications are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration occurs after the purchaser is living at the property therefore an expedited registration is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

I need to appoint a conveyancing solicitor for residential conveyancing in Withernsea. I've land on a web site which looks to be the ideal solution If it is possible to get all the legals done via web that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My partner is purchasing a studio flat in Withernsea. He has received an estimate by the property lawyer suggested by the selling agents totaling £1156 . It was seven years ago I sold and purchased a property and the fee was £500. Have fees really gone up that much?

We would recommend that you e-mail a few local Withernsea conveyancing firms requesting prices. It is advisable to base your selection not just on cost, but on promptness and on how comprehensive the response is.