We wanted to use a property lawyer in Seaton and Hartley for our house purchase. Our broker has since notified us that our mortgage company Accord Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?

Lenders in the main restrict either the category or the amount of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have reduced the number of solicitor practices they allow to act for them. Be aware that Accord Mortgages Ltd have no responsibility for the quality of advice provided by any member of Accord Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there remains mixed views regarding the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Seaton and Hartley only execute a couple conveyances a year.

When it comes to mortgage companies such as Coventry BS, do Seaton and Hartley conveyancers incur a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I'm at the point of looking at houses in Seaton and Hartley and I am now considering a potential offer. Is it wise to have a conveyancer on ‘stand by’? I am planning to take a home loan with Coventry BS.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.

I have a mortgage with Coventry BS for my property in Seaton and Hartley. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?

Your original mortgage agreement with Coventry BS will provide that you need their approval prior to renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel solicitor.

Is it simple use your search app to select a conveyancing lawyer in Seaton and Hartley on the authorised to act for my mortgage?

First select a bank such as Accord Mortgages Ltd, Skipton Building Society or Nottingham Building Society then choose your preferred area for example Seaton and Hartley. Conveyancing firms in Seaton and Hartley and further afield will then be listed.

I need to instruct a conveyancing practitioner in Seaton and Hartley for my purchase. Is there any facility to see a solicitor's record with the profession’s regulator?

Members of the public can review published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training requirements.

I am on look out for some leasehold conveyancing in Seaton and Hartley. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

Assuming the lease is registered - and almost all are in Seaton and Hartley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Seaton and Hartley Leasehold Conveyancing - Sample of Questions you should consider before buying

Is there a share of the freehold? Where a Seaton and Hartley lease has fewer than 80 years it will affect the value of the flat. Check with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension at some point and you need to have some idea of what this will be. For most Seaton and Hartleylease extensions you will be be obliged to have owned the property for 24 months before you are eligible to extend the lease. Are any of leasehold owners in arrears of their service charge payments?