We are purchasing a flat in Heysham. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My partner and I are spending time looking at houses in Heysham and I am now considering a potential offer. Is it wise to have a lawyer on ‘stand by’? I will be getting a mortgage with Yorkshire BS.

It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are taking out a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.

Virgin Money have agreed my home loan in principle, my offer on a flat in Heysham has been accepted, what are the next steps?

The estate agent will need to be advised as to your solicitor's details (be sure the solicitors are on the lender’s panel). Telephone Virgin Money or the broker and complete any outstanding forms. Virgin Money will instruct a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Virgin Money will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Heysham.

We are close to exchanging contracts on the sale of our house in Heysham and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Heysham. We have lived in Heysham for six years we know that this is a non issue. Do we contact our local Authority to seek clarification need.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

About to purchase a new build apartment in Heysham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Heysham

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

How easy is it to use your search tool to get a costs illustration from a conveyancing solicitor in Heysham on the panel for my mortgage?

Step one is to pick a lender such as Accord Mortgages Ltd, Coventry Building Society or Clydesdale then type in your preferred area a common one being Heysham. Conveyancing organisations in Heysham and further afield should be listed.

We have been advised by numerous estate agents to expect six to eight weeks for Heysham conveyancing to complete.This was four weeks ago. The property information was only sent from the vendors conveyancing practitioner last week so does the clock start running now?

You need to be realistic about timelines. Moving home in Heysham usually takes about ten weeks. This timeframe is not due to lawyer being slow and deliberately delay matters. The amount of money involved in purchasing any property is so high, the buyer’s conveyancing practitioner having to raise a wide range of enquiries, searches and supplemental checks to protect the buyer and their lender (if there is to be a mortgage) from expensive, avoidable problems. Conveyancing in Heysham involves getting information from an array of third parties, including other conveyancing practitioner, local councils, private companies, building societies and banks. Many of these are efficient. Plenty aren't. It is worth noting that, it doesn't matter how quickly your solicitor do their work, if the people you are purchasing from or are selling to aren't ready, nothing can move forward until they are up to speed.