My husband and I are buying a newbuild flat in Seaburn with a residential mortgage from Nationwide Building Society.We like our Seaburn conveyancing solicitor but Nationwide Building Society advised that he's not on their approved list of firms. we are left little option but to use a Nationwide Building Society panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Nationwide Building Society use our lawyer?
Unfortunately,no. The loan issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the Nationwide Building Society solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Nationwide Building Society
Have just purchased a repossessed house at auction in Seaburn. Conveyancing is necessary. What happens now?
Given that you are now for in every practical sense signed on the dotted line you now have to appoint a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the purchase. All auction property will ordinarily have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You should give this to the conveyancer instructed by you as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
I am aiming to move house in March. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Seaburn. Conveyancing solicitor was chosen prior to coming across your website.
On the afternoon of completion you can pick up the house keys from your estate agent however this can only occur once the vendors conveyancers advise the agent that they have the completion monies and the keys can be collected. You should tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a conveyancing in Seaburn or a lawyer that specialises in conveyancing in Seaburn.
We had selected solicitors based in Seaburn on the Leeds Building Society solicitor approved list. They have just invoiced me an additional sum for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. This charge is not dictated by Leeds Building Society but by your Seaburn lawyer. Numerous firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee but some practices include it on their overall fee.
Will our lawyer be raising questions regarding flooding during the conveyancing in Seaburn.
Flooding is a growing risk for conveyancers conducting conveyancing in Seaburn. Some people will acquire a property in Seaburn, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Seaburn. The conventional set of property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out if the property has historically flooded. If the property has been flooded in past and is not revealed by the seller, then a purchaser may bring a compensation claim stemming from an incorrect reply. The buyer’s conveyancers will also conduct an enviro report. This should higlight whether there is a recorded flood risk. If so, further inquiries should be made.
The deeds to my property are lost. The lawyers who did the conveyancing in Seaburn 4 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your ownership will be recorded by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, find your property and get up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How does conveyancing in Seaburn differ for new build properties?
Most buyers of new build property in Seaburn approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in Seaburn usually buy the land, 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 conveyancers 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 Seaburn or who has acted in the same development.
I am selling my house. My past lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Seaburn if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Seaburn. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.