My god-son is buying a house that has just been built in Seaham with a mortgage from Leeds Building Society. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can you clarify what the consequences are if my solicitor is expelled from the Skipton Solicitor panel ahead of completing my conveyancing in Seaham?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Have just purchased a repossessed house at auction in Seaham. Conveyancing is required. What is next?
Having exchanged you must appoint a conveyancing lawyer soon as you will have a tight a fixed date to complete the conveyancing. Every auction property should have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in order to complete on the on the contractual date .
We are aiming to move home in January. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Seaham. Conveyancing lawyer was organised before I stumbled across your website.
On the afternoon of completion you can collect the house keys from the property agent but this should only happen after the previous owners conveyancers inform the agent that they have the completion monies and the keys can be passed over. Subsequently you should advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a residential property solicitor in Seaham or a solicitor that specialises in conveyancing in Seaham.
Is it correct that all Seaham CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved firms?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I used Action Conveyancing a few years past for my conveyancing in Seaham. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Seaham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Seaham I like with a park and railway links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Seaham suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage that many years will be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
How does the Landlord & Tenant Act 1954 impact my business premises in Seaham and how can your lawyers assist?
The 1954 Act affords security of tenure to business leaseholders, granting the legal entitlement to apply to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Seaham