As someone with no idea as to conveyancing in Whitley Bay what’s the number one tip you can impart concerning the home moving process in Whitley Bay

You may not hear this from too many lawyers but conveyancing in Whitley Bay or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the ownership transfer. For example, the seller, property agent and sometimes the lender. Appointing a solicitor for your conveyancing in Whitley Bay an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose role it is to act in your best interests and to keep you safe.

Sometimes a potential adversary will attempt to persuade you that it is in your interests to do things their way. For example, the selling agent may claim to be helping by suggesting your lawyer is wrong. Or your financial adviser may tell 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.

I happen to be the only recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Whitley Bay. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in June. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view banks take of it, depend on the lender as this obligation principally exists to identify subsales or the quick reselling of property.

We had selected solicitors locally in Whitley Bay on the UBS solicitor approved list. They are now charging me an additional amount for dealing with the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. The fee is not dictated by UBS but by your Whitley Bay lawyer. Plenty of firms on the UBS panel will charge an ‘acting for lender’ fee and others do not.

My husband and I are in the throws of viewing flats in Whitley Bay and I am about to put in an offer. Should I already have a property lawyer appointed at this stage? I intend to finance via a home loan with Principality.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are taking out a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.

Do commercial conveyancing searches disclose impending roadworks that may impact a commercial site in Whitley Bay?

Its becoming the norm that commercial conveyancing solicitors in Whitley Bay will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Whitley Bay. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Whitley Bay.

For each commercial conveyancing transaction in Whitley Bay it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Whitley Bay commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Whitley Bay.

I am buying a new build house in Whitley Bay with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the extras as it may adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Whitley Bay is the location of the property. What do you suggest?

Flying freeholds in Whitley Bay are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whitley Bay you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whitley Bay 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 property.