Me and my partner are intending to acquire a 2 bedroom apartment in Seahouses with a mortgage. We wish to retain our Seahouses solicitor, however the bank advise she’s not on their "panel". It seems we have little choice but to appoint one of the bank panel conveyancing practices or retain our Seahouses solicitor and pay for one of their panel lawyers to represent them. This feels very unfair; can we not require that the lender use our Seahouses solicitor ?

Unfortunately,no. 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. Another option that might be available is for your Seahouses conveyancing solicitor to apply to be on the conveyancing panel.

In the event thatI was to buy a freehold housein Seahouses mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Seahouses?

The sole saving you would achieve is the Seahouses conveyancing searches. The solicitor still be obliged to do everything else - money laundering, liaising with your sellers property lawyer, stamp duty submission, register the property etc. You might save a bit for them not needing to register a mortgage however it won't be a lot.

I am planning to acquire a house and need a conveyancing solicitor in Seahouses who is on the Clydesdale conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Clydesdale in certain locations such as Seahouses. We dont recommend any particular firm.

I moved into my home on 11 October and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Seahouses advises it will be dealt with in less than a month. Are properties in Seahouses uniquely lengthy to register?

As far as conveyancing in Seahouses registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry need to notify any third parties. Currently in the region of 80% of such applications are fully addressed within two weeks but some can be subject to extensive delays. Registration is effected once the new owner has moved in to the premises thus registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

How do I use the search app to get a costs illustration from a conveyancing practitioner in Seahouses on the authorised to act for my mortgage?

1st select a bank such as Lloyds TSB Bank, Chelsea Building Society or TSB then specify your preferred area e.g. Seahouses. Conveyancing organisations in Seahouses and nationally should be shown.