I hired a Whitley Bay based firm for our conveyancing in Whitley Bay last week. Going through the official terms of business it is apparent thatwe are on the hook for costs even if the dealdoes not happen. Should I ditch them and choose an on-line lawyer promising no move no charge conveyancing in Whitley Bay?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to neutralise those transactions that do not go ahead. Please beware that such arrangements tend not to cover expenditure for instance Whitley Bay conveyancing search expenses.

Should our lawyer be asking questions concerning flooding as part of the conveyancing in Whitley Bay.

Flooding is a growing risk for lawyers carrying out conveyancing in Whitley Bay. There are those who buy a house in Whitley Bay, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a various searches that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Whitley Bay. The standard property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine if the property has historically flooded. If flooding has previously occurred which is not revealed by the vendor, then a buyer may bring a legal claim for losses resulting from an incorrect reply. A buyer’s conveyancers should also commission an environmental search. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be initiated.

Due to the input of my in-laws I had a survey completed on a house in Whitley Bay ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks will refuse to issue a mortgage on such a house.

It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Whitley Bay. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whitley Bay to see if the conveyancing costs will increase in light of this.

My partner has suggested that I instruct his conveyancers in Whitley Bay. Should I use them?

Much as we are happy to recommend a Whitley Bay conveyancing lawyer it’s preferable to choose a conveyancing solicitor is to have guidance from friends or family who have actually experience in using the conveyancer that you are are thinking of instructing.

I have chosen a Whitley Bay conveyancing solicitor for our home move (novice purchasers) and have spotted in the engagement letter that they are not covered by the Financial Conduct Authority. Need I be worried or is that usually the case with conveyancing practitioner?

We can't see why they should be. Most solicitor don't lend money. You should check that they are governed by the SRA, who have specific stipulations regulating funds deposited by them.