Me and my fiance are buying a 3 bedroom apartment in Seahouses with a mortgage. We like our Seahouses conveyancer, however the bank advise he's not on their "panel". It seems we have little option but to select one of the lender panel conveyancing practices or continue with our Seahouses conveyancing practitioner and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Seahouses conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a search directory identifying law firms on the Principality conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Seahouses?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Seahouses.
I have Fifty Six years unexpired on my lease and need a lease extension for my flat in Seahouses. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
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. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 16/8/2025 the requirements read as follows :
I am assisting my niece sell her house in Seahouses. Does the conveyancer arrange an energy performance certificate or it is for me to see to?
Following the abolition of Home Information Packs, energy assessments became a required element of moving house. An EPC must be to hand before the property is marketed. It is not a task that law firms normally arrange. If you are using a Seahouses conveyancing solicitor they may be willing to arrange EPC’s given their relationships with reputable Seahouses energy assessors
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Seahouses bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Seahouses conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their specific requirements. I have no idea who is right.
The property lawyer has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Seahouses solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm buying my first flat in Seahouses benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my solicitor about this deal as it will put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How do I use the search tool to locate a conveyancing lawyer in Seahouses on the panel for my lender?
First choose a lender such as Barclays , Coventry Building Society or Godiva Mortgages Ltd then type in your location for example Seahouses. Conveyancing firms in Seahouses and across England and Wales should be identified.