I am hoping to receive a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in Seahouses. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
The Seahouses conveyancing firm handling our Seahouses conveyancing has identified an inconsistency between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My solicitor says that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to instruct a Seahouses based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers if you take up the "fee-free" deal. Speak to the mortgage company to check if they offer you a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Seahouses.
Various web forums that I have visited warn that are the main reason for obstruction in Seahouses conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Seahouses.
I have recentlybecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Seahouses for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Seahouses conveyancing specialists.
I want to let out my leasehold apartment in Seahouses. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
A small minority of properties in Seahouses do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Seahouses Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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It would be wise to investigate if there are any onerous restrictions in the lease. By way of example it is reasonably common in Seahouses leases that pets are not permitted in certain buildings in Seahouses. If you love the apartmentin Seahouses yet your cat can’t move with you then you will be presented with a difficult compromise. Many Seahouses leasehold flats will be liable to pay a service charge for the upkeep of the block levied by the management company. Should you purchase the apartment you will have to meet this amount, usually in instalments throughout the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent to be met annual, ordinarily this is not a exorbitant figure, say about £25-£75 but you need to enquire it because on occasion it can be prohibitively expensive. What is the maintenance charge and ground rent on the apartment?