The owners of the house we are hoping to buy have appointed a conveyancing solicitor in Seaham who has recommended a preliminary agreement with a down payment 10k. Are such arrangements promoted for Seaham conveyancing transactions?
There are a couple of main drawbacks with signing a lock out contract (occasionally referred to as an exclusivity agreement) is that it diverts attention away from moving forward with the conveyancing process, so in the absence of it needing little or no negotiation then it could transpire to be unhelpful. It is not promoted by Seaham conveyancing practitioners as a result. A further concern is the extent of the remedies available - a jilted purchaser is not likely to secure an injunction to prevent the seller disposing of the property to an alternative purchaser, so the only remedy available under the contract will be the recovery of wasted costs and, in rare circumstances, the additional payment of damages.
When it comes to lenders such as Santander, do Seaham lawyers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I'm at the point of viewing apartments in Seaham and I am now considering a potential offer. Should I already have a property lawyer in place at this point? I am planning to take a home loan with Yorkshire BS.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are obtaining a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my purchase has taken place for my property in Seaham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Just had an offer accepted on a new build apartment in Seaham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Seaham
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Seaham is the location of the property. Is there any guidance you can give?
Flying freeholds in Seaham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Seaham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seaham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it true that a Seaham conveyancing practice taken to court by a client for not carrying out comprehensive conveyancing searches?
We are not aware of such a Seaham conveyancing matter but it has been reported that, a couple acquiring a property elsewhere in England successfully won a claim against their conveyancer as a consequence of development plans to build a wind farm failing to be identified in conveyancing searches.
Where you are buying in Seaham It is important that your conveyancer conduct all Seaham conveyancing searches required to ensure you have accurate and up to date information before purchasing a home in Seaham.