I am one month into the sale of my apartment in Seaton Sluice and the estate agent has just text me to warn that the purchasers are swapping law firm. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a major mortgage company only engage with specific solicitors rather the firm that they want to select for their conveyancing in Seaton Sluice ?
Banks have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Seaton Sluice. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/6/2025, the requirements read as follows :
How does conveyancing in Seaton Sluice differ for new build properties?
Most buyers of new build or newly converted property in Seaton Sluice contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Seaton Sluice typically purchase the real estate, 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 conveyancing solicitors 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 Sluice or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Seaton Sluice in advance of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some banks will not issue a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Seaton Sluice. Conveyancing may be slightly more expensive based on your lender's requirements.
My company is hoping to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Seaton Sluice for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Seaton Sluice, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. As for the costs these will vary based on the structure and heads of terms of the proposed transaction. Let us have your details or call so as to enable us to supply you with a fixed commercial conveyancing quote.
I have been advised by numerous friends to expect up to two months for Seaton Sluice conveyancing to complete.This was four weeks ago. The draft contract was only sent to my property lawyer last week so does the time start running now?
There is no official timeframe for conveyancing in Seaton Sluice, or any area in the UK. You just have to ensure that your finances are in order and wait for the rest to come together.