Are all Seascale and Sellafield Conveyancing Quality Solicitors on the Virgin Money conveyancing list of approved firms?

A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

When it comes to lenders such as RBS, do Seascale and Sellafield property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Can I be sure that the Seascale and Sellafield conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Seascale and Sellafield getting recommendations is a sensible 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 which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.

What will a local search reveal regarding the house my wife and I purchasing in Seascale and Sellafield?

Seascale and Sellafield conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search is essential in every Seascale and Sellafield conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I used Stirling Law several years past for my conveyancing in Seascale and Sellafield. I now require my papers but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Seascale and Sellafield of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying my first flat in Seascale and Sellafield benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my conveyancer about this side-deal as it would impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Seascale and Sellafield is where the house is located. Can you shed any light on this issue?

Flying freeholds in Seascale and Sellafield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Seascale and Sellafield you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seascale and Sellafield may ascertain 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 premises.