Please help. My Seaton and Hartley solicitor is informing me me that he is legally obliged toapply for Seaton and Hartley conveyancing searches asthe firm are on the HSBCconveyancing panel. Do I not have any options here?

You have limited options available to you. As you are taking a home loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Seaton and Hartley conveyancing searches.

I am refinancing my property in Seaton and Hartley, does my lawyer have to be on the Co-operative Solicitor panel?

In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Seaton and Hartley I like with a park and station in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Seaton and Hartley suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage that many years may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

Taking into account that I am about to part with £400,000 on a property in Seaton and Hartley I wish to have a conversation with the lawyer about mytransaction before appointing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be conducting your property ownership legalities in Seaton and Hartley.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Seaton and Hartley should be the amount on the final invoice that you are charged.

I am searching for an affordable conveyancing solicitor in Seaton and Hartley to help me sell my flat. I I am fearful of being overcharged but with lots of Seaton and Hartley conveyancing practices to choose from...how do I know which one is best to select?

If you have never instructed a conveyancing practitioner before, a trustworthy recommendation through relatives or friends is a great place to start and is often a good indicator of quality. As an alternative option, view the Law Society’s regional list of solicitors in Seaton and Hartley or make the most of our search tool to select a conveyancing lawyer in Seaton and Hartley.