It is 10 years ago since I acquired my home in Seaton. Conveyancing solicitors have recently been appointed on the sale but I can't locate my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may be archived with the conveyancers who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Seaton relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
My aunt advised me that in purchasing a property in Seaton there may be various restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Seaton which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Seaton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all Seaton CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
The mortgage over my property is with Nationwide for my property in Seaton. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval before letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel solicitor.
How does conveyancing in Seaton differ for newly converted properties?
Most buyers of new build property in Seaton contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Seaton tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Seaton or who has acted in the same development.
What does commercial conveyancing in Seaton cover?
Non domestic conveyancing in Seaton incorporates a wide array of advice, offered by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I have been sourcing a conveyancing solicitor in Seaton for my sale. Can I check a solicitor's record with the legal regulator?
You may review published Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.
Me and my fiance have recently had an offer agreed on a apartment and had meeting on Friday with HSBC for the mortgage. They advised us that when it comes to appointing a property lawyer that if they are not on their approved panel of solicitors then we will incur an extra fee of about two hundred pounds. This is is due to the fact that they would then have to appoint a solicitor to act for them as well as the one we choose to act for ourselves and we are liable for their costs. I have requested HSBC to send me with a list so I can request estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You should ask HSBC what their criteria for panel membership is for a solicitor.Then ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for HSBC before. Where the answer to those is yes, then just clarify this with HSBC. Another option is to use our search facility and we should be able to identify a solicitor in Seaton on the approved list for HSBC.