Is the fact that my conveyancer in Seaham is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should simply call the Seaham conveyancing practice and ask them why they are no longer on the approved list for your lender.
My wife and I are due to exchange buying a house in Seaham but as a result of wreckage from some water damage at the property I have was able negotiate compensation from the vendor in the sum of £2k by way of a deduction in the price. I had intended this to be addressed as part of a side agreement yet RBS are not allowing this. Should they have been informed?
Any lawyer that is on the RBS approved list is duty bound to disclose to RBS of any changes to the sale price. If you prohibit your solicitor to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new solicitor for your conveyancing in Seaham.
I am in the process of refinancing my home in Seaham, does my lawyer have to be on the Co-operative Conveyancing 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Seaham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Seaham
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Given that I am about to part with 450k on a house in Seaham I would like to have a conversation with the conveyancer concerning thehouse move before giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in Seaham.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Seaham should be the figure that you end up paying.