We are planning to acquire a flat and need a conveyancing solicitor in Seahouses who is on the RBS conveyancing 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 Seahouses.
My apartment in Seahouses is up for sale and I have a purchaser. Will my conveyancer have to be required to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
I am assisting my niece sell her flat in Seahouses. Will the solicitor order an EPC or should I organise this?
Following the abolition of Home Information Packs, energy performance certificates was kept a compulsory element of selling a property. An energy performance certificate must be commissioned in advance of the property being placed on the market. This is not something that solicitors normally arrange. Where you are instructing a Seahouses conveyancing solicitor they might be able to arrange EPC’s due to their contacts with long established Seahouses providers
It is not clear whether my mortgage offer requires a lease extension. I have called my Seahouses building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Seahouses conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer must follow the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being pedantic. The Seahouses solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Seahouses is where the house is located. What do you suggest?
Flying freeholds in Seahouses are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seahouses you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seahouses may decide 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 residence.
We're FTB’s - agreed a price, but the selling agent has warned us that the vendor will only move forward if we appoint their recommended conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Seahouses
We suspect that the owner is not behind this requirement. If they want ‘a quick sale', alienating a genuine buyer is counter productive. Contact the owners directly and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Seahouses conveyancing firm - not the ones that will give the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by senior management.
My fiance and I may need to let out our Seahouses ground floor flat for a while due to a career opportunity. We used a Seahouses conveyancing firm in 2004 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
Even though your previous Seahouses conveyancing lawyer is no longer available you can review your lease to check if you are permitted to let out the property. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you need to obtain permission from your landlord or some other party before subletting. The net result is that you cannot sublet without prior permission. The consent is not allowed to be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I invested in buying a split level flat in Seahouses, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Seahouses with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2077
With 52 years left to run the likely cost is going to range between £29,500 and £34,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.