We are purchasing a house and need a conveyancing solicitor in Seaham who is on the RBS approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Seaham.
What is the optimum way to check that the solicitor conducting my conveyancing in Seaham is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus paying £187.00 plus VAT in supplemental conveyancing invoice.
Feel free to make use of the search tool on this site. Pick the lender and type ‘Seaham’ or your preferred area and you will discover numerous conveyancers based in Seaham or nearest you.
We had selected solicitors based in Seaham on the HSBC solicitor approved list. They are now charging me a further sum for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. This charge is not dictated by HSBC but by your Seaham lawyer. Plenty of firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Seaham bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Seaham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The solicitor has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Seaham lawyer having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Seaham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly identified during conveyancing in Seaham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Seaham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Seaham. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Seaham
-
Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Seaham is the location of the property. What do you suggest?
Flying freeholds in Seaham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seaham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seaham may determine 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.