Last August we completed a house move in Amble. We have since encountered a number of problems with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out as part of conveyancing in Amble?

The question is vague as to the nature of the problems and if they are relate to conveyancing in Amble. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, the vendor answers a form referred to as a SPIF. answers ends up being inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Amble.

As someone not used to the Amble conveyancing process what’s the number one tip you can impart for the ownership transfer in Amble

You may not hear this from too many lawyers but conveyancing in Amble and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists lots of room for friction between you and others involved in the transaction. E.g., the seller, selling agent and sometimes a bank. Selecting a lawyer for your conveyancing in Amble is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to act in your best interests and to keep you safe.

There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties when it comes to the legal transfer of property.

My lawyer has informed me that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Amble?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.

We had instructed solicitors based in Amble on the RBS solicitor panel. They are now charging me a supplemental sum for handling the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. The fee is not set by RBS but by your Amble conveyancer. Plenty of firms on the RBS panel will levy an ‘acting for lender’ fee but some firms include it on their overall fee.

Last month we had a mortgage agreed in principle with Yorkshire BS. Amble conveyancing solicitors are instructed. How long does it take for Yorkshire BS to issue the offer to the lawyer?

Some lenders take longer than others. Have Yorkshire BS conducted the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

The deeds to my property can not be found. The lawyers who conducted the conveyancing in Amble 10 years ago no longer exist. Will I be able to sell the house?

As long as you have a registered title the details of your ownership will be evidenced by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, locate your property and get up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

In my capacity as executor for the will of my grandfather I am disposing of a house in Swansea but I am based in Amble. My solicitor (who is 300 miles awayneeds me to sign a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Amble who can attest this legal document for me?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in Amble