We were about to choose a conveyancing solicitor in Seahouses found on your site but have come across some other costs illustrations via the web seem less pricey – why is this?

There are hundreds of conveyancers marketing what appear to be very low prices. Our recommendation is to give due consideration about how important this transaction is to you that want to take 'cheap' risks concerning the quality of the legal work. Some hide fees deep into the terms of business. The solicitors that we list for conveyancing in Seahouses will notdo this.

What is the first thing I need to know concerning purchase conveyancing in Seahouses?

Not many law firms shout this from the rooftops but conveyancing in Seahouses or throughout Northumberland is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the home moving process. E.g., the vendor, selling agent and even potentially a lender. Selecting a solicitor for your conveyancing in Seahouses an important selection as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to protect your legal interests and to protect you.

There is a distinct increase of a "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of all other players in the conveyancing process.

I have decided to exercise my right to buy my property in Seahouses off the council. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

I can not work out if my lender requires a lease extension. I have called into my local Seahouses building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Seahouses conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?

Provided that the property lawyer is on the lender approved list, she or he must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

After what feels like an age I have had an offer on a flat in Seahouses accepted, the vendors do nevertheless have a connected purchase. The vendors have offered on a property, but it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a high street conveyancing solicitor in Seahouses. What should be my next step? At what stage should I apply for the mortgage with Nationwide?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Seahouses conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Nationwide conveyancing panel. As to the next stages this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. During a hot market some purchasers would apply for a home loan with Nationwide and pay for the valuation and only if it was satisfactory would they request their property lawyer to press on with the conveyancing in Seahouses.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Seahouses. Conveyancing is necessary evil 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 are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Seahouses

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Seahouses I like with open areas and transport links in the vicinity, however it only has 51 years on the lease. There is not much else in Seahouses suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will likely be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.