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Find a Sea Mills Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Sea Mills? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Sea Mills home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Sea Mills conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Sea Mills

Am I correct in assuming that the fact that my conveyancer in Sea Mills is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?

That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Sea Mills conveyancing firm and enquire why they are no longer on the approved list for your bank.

I used Stirling Law a few years ago for my conveyancing in Sea Mills. I now require my file but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Sea Mills of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Taking into account that I will soon part with £400,000 on a two bedroom apartment in Sea Mills I would like to talk to a lawyer regarding thetransaction before giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your conveyancing in Sea Mills.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Sea Mills should be the amount on the final invoice that you end up paying.

In my capacity as executor for the will of my grandfather I am disposing of a residence in Swansea but live in Sea Mills. My conveyancer (approximately 260 miles from mehas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Sea Mills to attest this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Sea Mills based

I am employed by a busy estate agent office in Sea Mills where we have experienced a few flat sales put at risk as a result of short leases. I have been given inconsistent advice from local Sea Mills conveyancing firms. Could you shed some light as to whether the seller of a flat can instigate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Sea Mills Leasehold Conveyancing - Sample of Questions you should consider before buying

    Many Sea Mills leasehold properties will be liable to pay a service charge for the upkeep of the block invoiced by the freeholder. Should you buy the flat you will have to pay this amount, normally quarterly throughout the year. This can be anything from several hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent to be met yearly, normally this is not a significant amount, say about £50-£100 but you should to check it because sometimes it could be many hundreds of pounds. Where a Sea Mills lease has no more than 80 years it will have adverse implications on the value of the property. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth discovering how much this will be. For most Sea Millslease extensions you would need to own the property for a couple of years before you are entitled to exercise a lease extension.

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