My Amble lawyer has discovered an inconsistency when comparing the assumptions in the valuation survey and what is in the conveyancing documents. My solicitor informs me that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action right?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to instruct a Amble based conveyancing firm?

You should check but the the probability is that appoint one of their panel solicitors if you take up the "fee-free" deal. Speak to the mortgage company to determine if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Amble.

I used Wolstenholmes several years past for my conveyancing in Amble. Now, I need the documents but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Amble of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Amble is the location of the property. Can you offer any opinion?

Flying freeholds in Amble are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Amble you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Amble may determine 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.

Amble Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

You will want to discover as much as possible regarding the company managing the block as they will either make life much simpler or uncomfortable. As the owner of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to daily matters such as the cleanliness of the communal areas. Ask other tenants if they are happy with them. On a final note, find out the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes. What is the name of the managing agents?