We are getting the release of further funds on our mortgage from RBS as we wish to conduct alterations to our property in Seaham. Are we obliged to choose a bricks and mortar Seaham solicitor on the RBS conveyancing panel to deal with the paperwork?

RBS don't usually appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.

After shopping around on the internet I have found a Seaham solicitor having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Seaham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Bank of Ireland have agreed my mortgage in principle, my bid on a property in Seaham has been agreed to, what happens next?

Your property agent will need to be informed of your property lawyer's details (make sure the lawyers are on the bank’s approved list). Call up Bank of Ireland or your broker and complete any appropriate forms. Bank of Ireland will appoint a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Bank of Ireland will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Seaham.

My relative suggested that if I am buying in Seaham I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally quoted for as part of the standard Seaham conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Seaham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Seaham.

How does conveyancing in Seaham differ for new build properties?

Most buyers of new build property in Seaham come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Seaham typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Seaham or who has acted in the same development.

What does commercial conveyancing in Seaham cover?

Commercial conveyancing in Seaham incorporates a broad range of guidance, given by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £125,000 flat in Seaham in 8 days. The landlords agents has quoted £348 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Seaham?

Seaham conveyancing on leasehold apartments normally involves administration charges raised by managing agents :

Addressing pre-contract questions Where consent is required before sale in Seaham Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Seaham leasehold property is £350. For Seaham conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

Seaham Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

Who are the managing agents? Does the lease contain onerous restrictions? In the main the cost for major works are not included within maintenance charges, albeit that there some managing agents in Seaham ask tenants to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.