Me and my partner are purchasing a 1 bedroom flat in Seaforth with a mortgage. We would like to retain our Seaforth solicitor, but the bank says he's not on their "panel". It appears that we have no choice but to select one of the mortgage company panel conveyancing practices or keep our Seaforth conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Seaforth conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I are purchasing a property in Seaforth. It might be a silly question but how we can trust a solicitor? At some point we have to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I'm the only recipient of my late grandmother’s estate and I have everything in my name now, including the my former home in Seaforth. The Seaforth property was put into my name in May. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in May. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many lenders would take a practical view as this obligation is principally there to identify subsales or the wholesaling and assigning of property.
Yorkshire BS have agreed my home loan in principle, my offer on a flat in Seaforth has been accepted, what are the next steps?
Your property agent will want to be advised as to your solicitor's details (be sure the property lawyers are on the lender’s approved list). Call up Yorkshire BS or the financial adviser and finish off any appropriate paperwork. Yorkshire BS will appoint a valuer who will get in touch with the estate agent or seller to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Yorkshire BS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Seaforth.
I am looking for a flat up to £305k and found one round the corner in Seaforth I like with amenity areas and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Seaforth in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
I am selling my property. My past lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Seaforth if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Seaforth. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I have been sourcing a conveyancing lawyer in Seaforth for my home move. Is it possible to check a firm’s complaints history with the legal regulator?
Members of the public may find presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.
What can I do to discover who is the owner of a house in Seaforth?
As long as the property is recorded at the Land Registry, and you have requisite details of the location of the property, you will be able to obtain results from the HMLR of the recorded owner for a fee.