It is 10 years ago since I bought my house in New Brighton. Conveyancing lawyers have just been appointed on the sale but I can't find my deeds. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in New Brighton relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to appoint a high street conveyancing solicitor in New Brighton?

You should check but the the probability is that appoint one of their panel solicitors if you take up the "fee-free" incentive. Call the mortgage company and check if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in New Brighton.

I have recentlybeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in New Brighton for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of New Brighton conveyancing specialists.

How does conveyancing in New Brighton differ for new build properties?

Most buyers of new build residence in New Brighton come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because builders in New Brighton tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in New Brighton or who has acted in the same development.

Whilst your website is a good idea there are many lawyers listed near New Brighton being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our mortgage company?

We are not in the business of recommending one firm above another as the right New Brighton conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with New Brighton knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..