We are planning to acquire a property and need a conveyancing solicitor in Seaham who is on the Santander solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Seaham.
I had intended to instruct a property lawyer in Seaham for our home move. Our financial adviser informed us that our bank Nationwide Building Society won't deal with them. Why is this not regarded as unfair competition?
Lenders in the main imposes restrictions either the category or the number of conveyancing practices on their member panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have limited the amount of firms they use to represent them. Be aware that Nationwide Building Society have no responsibility for the quality of advice provided by any member of Nationwide Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there are mixed opinions regarding the extent of solicitor engagement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Seaham only conduct one or two conveyances a year.
How can we know in advance if a Seaham conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Seaham seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.
After shopping around on the internet I have found a Seaham conveyancer having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Seaham postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Seaham.
Kent Reliance have agreed my mortgage in principle, my bid on a house in Seaham has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure the property lawyers are on the bank’s approved list). Contact Kent Reliance or the broker and complete any outstanding documentation. Kent Reliance will instruct a valuer who will get in touch with the selling agent or seller to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Kent Reliance will issue 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 Seaham.
What does commercial conveyancing in Seaham cover?
Seaham conveyancing for business premises incorporates a wide range of guidance, given by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My husband and I are new to the buying process - had an offer accepted, but the selling agent has warned us that the seller will only move forward if we use their preferred solicitors as they want an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Seaham
It is unlikely the vendors are driving this. Should the owner desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Contact the sellers directly and make the point that (a)you are genuine purchasers (b)you are ready to go, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Seaham conveyancing solicitors - rather thanthe ones that will provide their estate agent a commission or hit his conveyancing thresholds demanded by corporate headquarters.
Back In 2002, I bought a leasehold flat in Seaham. Conveyancing and Leeds Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Seaham who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Seaham conveyancing firm to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a split level flat in Seaham, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Seaham with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2090
You have 65 years remaining on your lease the likely cost is going to range between £13,300 and £15,400 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.