Just contacted my conveyancing solicitor in Beadnell who conducted the legals two years ago requesting a conveyancing costs illustration based on an identical type of house move (a leasehold premises and a freehold premises) of almost identical values with a home loan from Clydesdale. I am now being quoted twice the amount. Should I look for a cheaper online conveyancer?

The quote is fractionally on the expensive side. Where you are prepared to expend time comparing charges you could decrease the fees slightly by perhaps a hundred pounds. On the other hand, if you were satisfied with the conveyancing the firm provided you mightcome to rue choosing an an unknown lawyer. If is important to enquire that the firm can also act for Clydesdale. You can utilise our search tool to get a quote a Beadnell conveyancing firm on the Clydesdale member panel, which can often include conveyancing solicitors in Beadnell.

This question may be naive but I am wet behind the ears as FTB of a garden flat in Beadnell. Do I receive the keys to the house on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Beadnell?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

My aunt pointed out to me me that in purchasing a property in Beadnell there could be various restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Beadnell which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Beadnell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The formalities of my remortgage has taken place for my property in Beadnell. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Will our solicitor be asking questions concerning flooding during the conveyancing in Beadnell.

The risk of flooding is if increasing concern for lawyers dealing with homes in Beadnell. There are those who acquire a house in Beadnell, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Beadnell. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine if the premises has ever been flooded. If flooding has previously occurred and is not disclosed by the seller, then a purchaser could issue a claim for damages as a result of such an misleading answer. The purchaser’s conveyancers should also conduct an enviro report. This will disclose whether there is a recorded flood risk. If so, more detailed investigations should be initiated.

I used Wolstenholmes a few years past for my conveyancing in Beadnell. Now, I need the documents however the law firm has closed. What do I do?

Do call 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 Beadnell 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.

Just had an offer accepted on a new build flat in Beadnell. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Beadnell

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.