My partner and I are purchasing a newly constructed flat in Filey and my conveyancer is telling me that she is duty bound to the bank to reveal incentives from the developer. The Estate Agents are hassling me to exchange contracts and I don't want to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

As a FTB what is the most important piece of guidance you can give me about purchase conveyancing in Filey?

You may not hear this from too many lawyers but conveyancing in Filey or throughout North Yorkshire is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for friction between you and other parties involved in the legal transfer of property. For example, the seller, estate agent and even potentially the bank. Choosing a solicitor for your conveyancing in Filey should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to act in your best interests and to protect you.

We are witnessing a distinct emergence of a "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other players in the home moving process.

Various online forums that I have come across warn that are the main cause of obstruction in Filey conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Filey.

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 simple, no chain conveyancing. Filey is the location of the property. What do you suggest?

Flying freeholds in Filey are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Filey you would need to get your solicitor to go 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 Filey may ascertain 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.

My mum and dad are encountering problems in finding their Filey land registry title on the online search facility. They have a vague recollection back in the 60’s when they bought the bungalow there were complications concerning the post code not being recognised in some systems.

The vast majority of residences in Filey should appear. Have you attempted a search with simply the postcode. Ordinarily it should mention all the premises within that postcode. Where recorded it will show up with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The address may still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title deeds which might be with your parent’s bank.