I have been referred to a conveyancing solicitor in Seaham. I I would like to check if they are accepted on the Yorkshire Building Society conveyancing panel. Can you advise?

The first thing to do is call your solicitor and enquire whether they can act for the lender. Alternatively please get in touch with Yorkshire Building Society who may be able to confirm.

Can I be sure that the Seaham conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Seaham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Seaham bank branch on various occasions and was told they are content with the situation and they would lend. My Seaham conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?

Provided that the solicitor is on the mortgage company approved list, she or he must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being pedantic. The Seaham solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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 need some quick conveyancing in Seaham as I have a deadline to complete in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no lawyer would suggest that you don't. With plenty of history conveyancing in Seaham the following are examples of issues that can show up and adversely impact market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

I used Arc property Solicitors a few years ago for my conveyancing in Seaham. Now, I need my files however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Seaham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

In relation to leasehold conveyancing in Seaham what are the most frequent lease defects?

Leasehold conveyancing in Seaham is not unique. Most leases are individual and drafting errors can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage

You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Bank of Scotland, and Nottingham Building Society all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.

I am the registered owner of a 1 bedroom flat in Seaham, conveyancing having been completed February 2006. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Seaham with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2078

You have 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.