My brother and I have recently acquired a house in Yarm. We have since encountered a number of issues with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Yarm?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Yarm. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the process, the vendor completes a document referred to as a SPIF. answers proves to be incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Yarm.

As someone with no idea as to the Yarm conveyancing process what’s the number one tip you can give me for the home moving process in Yarm

You may not hear this from too many lawyers but conveyancing in Yarm and elsewhere in County Durham is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for friction between you and others involved in the ownership transfer. For example, the vendor, selling agent and sometimes the lender. Appointing a lawyer for your conveyancing in Yarm an important selection as your conveyancer is your adviser, and is the ONE party in the legal process whose responsibility is to look after your best interests and to protect you.

On occasion a third party with a vested interest may try and convince you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your conveyancer is dragging his heels. Or your mortgage broker may try to convince you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Due to the guidance of my in-laws I had a survey completed on a house in Yarm before retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to grant a mortgage on such a house.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Yarm. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Yarm to see if the conveyancing costs will increase in light of this.

I'm converting the mortgage on my current house to a BTL loan with Lloyds TSB Bank and intend to use the remaining equity towards another property. The neighborhood we are talking about is Yarm. Will your solicitors be able to act for both sets of banks and link together the conveyances?

Do use our search tool on this site to be sure that the conveyancers are on the relevant lender panels. Assuming that they are the lawyer will be able to connect the two transactions but you should have a chat with you lawyer and make clear your expectations and needs.

I am thinking of using an online property lawyer as opposed to a Yarm conveyancing firm. Any advice?

Various benefits exist in being able to pop in to a local Yarm conveyancing solicitor such as

• signing documents and and when necessary
• sometimes being able to see someone face-to-face can make a significant difference, particularly for more complex conveyancing
• the ability to complain if matters go pear-shaped

When comparing estimates, look out for hidden extras. Most decent Yarm high street solicitors give an all-inclusive figure. Often online companies appear to offer low cost prices, but have hidden 'extras' in the fine print.