It has come to my attention via my lender that my Seaforth the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be sure if this is correct?
You need to contact your Seaforth lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a Seaforth conveyancing firm that is on the conveyancing panel for your mortgage company.
I do hope you can assist me. My Seaforth conveyancer is assuring me that he is legally obliged toconduct Seaforth conveyancing searches due to the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Seaforth conveyancing searches.
It is 10 years ago since I bought my property in Seaforth. Conveyancing solicitors have recently been appointed on the sale but I can't track down my title documents. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be kept by your mortgage company or they may still be with the lawyers who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Seaforth involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
Can I be sure that the Seaforth conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Seaforth obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.
I am purchasing a property in Seaforth. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Aldermore your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not restricted to Seaforth.
I have instructed a Seaforth 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 Seaforth 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.
I have been on the look out for a ground for flat up to £305k and found one near me in Seaforth I like with a park and station nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Seaforth in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.