I am acquiring a house for cash in Seaburn. I have been living for the last 15 years in Seaburn. Conveyancing searches are exorbitant. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then almost all of the Seaburn conveyancing searches are optional. Your conveyancer will try and steer you, perhaps strongly, that you should have searches completed, but she has a professional duty to take that path of advice. Do take into account; if you are intend to dispose of the house one day, it may be of importance to your prospective purchaser what the searches disclose. Sometimes properties with no practical issues can still show up unpredicted search results. A competent conveyancing solicitor in Seaburn should provide you some constructive guidance concerning this.
we are a couple who are purchasing a newly converted flat in Seaburn with a mortgage from Nottingham Building Society.We use our Seaburn conveyancing practitioner but Nottingham Building Society advised that his firm is not listed on their approved list of member firms. We have to appoint a Nottingham Building Society panel solicitor or retain our local solicitor and pay for a Nottingham Building Society panel lawyer to represent them. This seems very unfair; Can we not simply insist that Nottingham Building Society use our lawyer?
No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that lawyers needs to be on the Nottingham Building Society conveyancing panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Nottingham Building Society
When it comes to mortgage companies such as Bank of Ireland, do Seaburn conveyancers face an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We had selected solicitors located in Seaburn on the TSB solicitor panel. They have just billed me a supplemental amount for dealing with the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may levy a fee for this. This charge is not dictated by TSB but by your Seaburn conveyancer. Plenty of firms on the TSB panel will levy an ‘acting for lender’ fee and others do not.
We were going to get a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Seaburn solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Seaburn solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
Are there restrictive covenants that are commonly picked up during conveyancing in Seaburn?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Seaburn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Estate agents have just been given the go-ahead to market my garden flat in Seaburn. Conveyancing solicitors are to be appointed soon, but I have recently had a yearly service charge demand – Do I pay up?
It best that you clear the maintenance contribution as you normally would as all rents and maintenance payments should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Seaburn Leasehold Conveyancing - Examples of Queries Prior to Purchasing
Please note if it is no more than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and you need to have some idea of how much this would cost. For most Seaburnlease extensions you would be required to have owned the property for 24 months before you are legally able to extend the lease. How long is the Lease? What is the name of the managing agents?