I have been referred to a conveyancing solicitor in Seaham. I I am struggling to find out whether they are accepted on the Coventry Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?

You should call the conveyancer and ask them if they can act for the bank. Alternatively please get in touch with Coventry Building Society who may be able to help.

Is it correct that all Seaham CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved practices?

It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

Can you point me to a directory of Yorkshire BS panel conveyancers in Seaham on the Building Society Association’s Website?

No. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings visible online. Where you are looking for a Seaham lawyer on the Yorkshire BS please make the most of our tool.

After weeks of negotiation I have agreed a price on an apartment in Seaham. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Shortly after, the solicitor contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who dealt with the conveyancing in Seaham 10 years ago are no longer around. What are my options?

Gone are the days when you need to hold title official documentation to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.

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. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Seaham

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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I decided to have a survey done on a property in Seaham in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend refuse to grant a loan on this type of house.

It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Seaham. Conveyancing may be slightly more expensive based on your lender's requirements.