Unfortunately I am unable to travel far from Seaburn. I would like to know the understand why all Seaburn solicitors are not on all lender panels?

A decade ago most mortgage companies displayed an approach to risk which is different from today. The financial regulator in 2010 instigated a thematic review into property fraud which concluded: know the lawyers on your panel. Consequently, lenders have since looked to extract more information from law firms concerning their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of volume of transactions the lenders insisted on.

What does my ID and proof of funds have anything to do with my conveyancing in Seaburn? Is this really necessary?

In order to comply with Money Laundering Regulations any Seaburn conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you reside.

In accordance with Money Laundering Regulations, property lawyers are required to check not only the identity of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to inform the appropriate authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Seaburn is the location of the property. Is there any advice you can give?

Flying freeholds in Seaburn are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seaburn you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seaburn may determine 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.

Frank (my husband) and I may need to let out our Seaburn basement flat temporarily due to taking a sabbatical. We used a Seaburn conveyancing practice in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

The lease dictates relations between the landlord and you the leaseholder; in particular, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Seaburn do not prevent subletting altogether – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Leasehold Conveyancing in Seaburn - A selection of Questions you should ask Prior to Purchasing

This information is useful as a) areas can result in problems in the block as the communal areas may start to deteriorate where services are not paid for b) if the tenants have an issue with the managing agents you will wish to have all the details How many of the leaseholders are in arrears for their service charge payments? Best to be warned whether changing the roof or some other major work is coming up to be shared between the leaseholders and will materially increase the the service costs or necessitate a specific payment.

My husband and I are buying a studio flat in Seaburn. When we first instructed conveyancer, they told us that they were on all major UK mortgage company panels. The financial adviser contacted us yesterday to say that they don't seem to be on the HSBC approved list. If it turns out to be true, what should we do? Should we just find a new lawyer that is on their panel or do we cover the costs for dual representation, with HSBC selecting their own approved lawyer.

Where you are purchasing a property with the assistance of a mortgage it is standard for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to satisfy. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call HSBC and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on HSBC's conveyancing panel and you may continue to use your own Seaburn solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.