I am in the process of selling my maisonette in Blackburn and the EA has just e-mailed to advise that the purchasers are appointing a new property lawyer. The reason given is that the lender will only engage with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Blackburn ?
Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
I am planning to move home in January. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Blackburn. Conveyancing firm was chosen before I stumbled across your site.
On the day of completion you will need to pick up the house keys from the estate agent however this should only occur after the vendors solicitors inform the agent that they have the completion monies and the keys can be collected. Subsequently you should advise the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can assist you in locating a conveyancing in Blackburn or a lawyer that specialises in conveyancing in Blackburn.
How can we tell if a Blackburn conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Blackburn obtaining recommendations is a sensible starting point. 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 advise that you speak with the solicitor conducting your conveyancing.
I currently have a mortgage with Principality for my property in Blackburn. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval prior to letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will permit you to let 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 Principality directly. You need not do this via a Principality conveyancing panel firm.
I have recentlybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Blackburn for a purchase of a leasehold flat 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Blackburn conveyancing specialists.
How does conveyancing in Blackburn differ for new build properties?
Most buyers of new build residence in Blackburn approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Blackburn usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Blackburn or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Blackburn is where the house is located. Can you offer any opinion?
Flying freeholds in Blackburn are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackburn you would need to get your solicitor to go 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 Blackburn 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.
How do I use your search app to choose a conveyancing lawyer in Blackburn on the authorised to act for my lender?
1st choose a lender such as Nationwide Building Society, The Royal Bank of Scotland or Godiva Mortgages Ltd then specify your preferred area e.g. Blackburn. Conveyancing firms in Blackburn and nationally will then be shown.