I am buying a right to buy a flat in Seascale. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Seascale you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Seascale.

How does conveyancing in Seascale differ for new build properties?

Most buyers of new build premises in Seascale contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Seascale typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Seascale or who has acted in the same development.

I opted to have a survey carried out on a property in Seascale prior to appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor advised that some banks will not issue a mortgage on such a property.

It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Seascale. Conveyancing will be smoother if you use a solicitor in Seascale especially if they are acquainted with such properties in Seascale.

Can you provide any advice for leasehold conveyancing in Seascale from the point of view of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Seascale can be reduced if you appoint lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ conveyancers.
Some Seascale leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you hold a share in a the Management Company, you should make sure that you hold the original share document. Arranging a replacement share certificate can be a time consuming formality and slows down many a Seascale home move. If a reissued share is necessary, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later. The majority of freeholders or managing agents in Seascale levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Seascale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Seascale leases often stipulate that internal structural changes or addition of wooden flooring require a licence issued by the Landlord approving such works. Should you fail to have the consents to hand do not contact the landlord without contacting your solicitor in advance.

Seascale Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

What is the name of the managing agents? How many of the leaseholders are in arrears for their maintenance charge payments?

How do I determine who is the owner of a property in Seascale?

As long as the premises is registered with HM Land Registry, and you have the specifics of the address of the property, you should be able to view details from the HMLR of the registered owner for a for less than a fiver.