Find a Lender-Approved Local Conveyancer in Seaham

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You can try and find the cheapest conveyancing solicitors in Seaham but be careful as you may get what you pay for.

Reasons to use our Seaham conveyancing solicitors

  • 1 Seaham solicitors work in partnership with Seaham estate agents, property finders, surveyors, lenders and other professionals to ensure that a quality service is offered to clients every step of the way, helping make the process as straightforward as possible
  • 2 Seaham conveyancing lawyers are likely to be familiar with the local Land Registry Office, Local Authority and property agents
  • 3 Personal touch together with pure property local knowledge are key benefits that you should look for when choosing conveyancing solicitors. Seaham property deals can be made significantly more complicated as a result of poor communication between all the parties. The lawyers listed ensure that the lines of communication are open and act on arising issues and developments quickly.
  • 4 We are the UKs most comprehensive domestic conveyancing directory listing bank approved property lawyers delivering conveyancing in Seaham regulated and authorised by the SRA or CLC.
  • 5 Seaham lawyers have a significant edge when it comes to Seaham conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that will affect your conveyancing

Examples of recent conveyancing in Seaham since April 2021*

Recently asked questions about conveyancing in Seaham

Can I use your services to recommend a Conveyancing solicitor in Seaham even if I’m not purchasing or selling a house, for example where I want to acquire a shop in Seaham with a mortgage from Santander?

Our search tool is primarily utilised to find residential conveyancing solicitors in Seaham but we have set out towards the end of this page some Seaham commercial conveyancing firms. You will need to speak with the firm directly to establish if they are also authorised to represent Santander

About to place a bid on a leasehold property in Seaham. The selling agents assure me that it is the norm for flats in Seaham to have less than 75 years unexpired on the lease. I am taking out a mortgage with The Mortgage Works. Will the property be mortgageable given that the lease has Seventy One years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 2/8/2021 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

We are close to exchanging contracts on the sale of our property in Seaham and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Seaham. Having lived in Seaham for 5 years we know of no issue. Do we contact our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Just had an offer accepted on a new build apartment in Seaham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Seaham

    The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Seaham I like with a park and station in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Seaham for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the shortness of the lease may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

My wife and I purchased a leasehold house in Seaham. Conveyancing and Virgin Money mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Seaham who acted for me is not around. What should I do?

First contact HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Seaham conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a 1 bedroom flat in Seaham, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Seaham with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2088

With only 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

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Sample of conveyancing solicitors in Seaham regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Seaham but also conveyancing throughout England and Wales.

  • Kenneth M Barrow & Co Limited, 15-16 Adelaide Row, Seaham, County Durham, SR7 7EF
  • Kirkup Lascelles & Creed, 25 Yoden Way, Peterlee, County Durham, SR8 1BP
  • Cullen Hammond Limited, Regus House, 4 Admiral Way, Doxford International Business, Sunderland, Tyne and Wear, SR3 3XW
  • Clear View Law Limited, Mowbray Villas, Mowbray Road, Sunderland, Tyne and Wear, SR2 7EA
  • Sweeney Miller Llp, Mowbray Villas, Mowbray Road, Sunderland, Tyne and Wear, SR2 7EA

Residential Landlord and Tenant Conveyancing solicitors in Seaham

The list below is a small selection of solicitors in Seaham specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Kirkup Lascelles & Creed, 25 Yoden Way, Peterlee, County Durham, SR8 1BP
  • Sweeney Miller Llp, Mowbray Villas, Mowbray Road, Sunderland, Tyne and Wear, SR2 7EA
  • Red Chevron Legal Services Ltd, Mowbray Villas, Mowbray Road, Sunderland, Tyne and Wear, SR2 7EA
  • Hodgson Coulthard & Co, Glendale House, 10 Church Street, Houghton Le Spring, Tyne and Wear, DH4 4DN
  • Mark Cook Solicitors, 1st Floor, 22 Frederick Street, Sunderland, Tyne and Wear, SR1 1LT

Planning law solicitors in Seaham regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Seaham specialising in planning law. This should include advice on compulsory purchases in Seaham
  • Longden Walker And Renney (solicitors) Limited, 14 John Street, Sunderland, Tyne and Wear, SR1 1HZ

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.