We are hoping to acquire a 1 bedroom flat in Blackburn with a mortgage. We like our Blackburn lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Blackburn conveyancer and pay for one of their panel firms to represent them. We regard this is inequitable; are we not able to require that the mortgage company use our Blackburn solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Blackburn conveyancing solicitor to apply to be on the conveyancing panel.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Blackburn?
There are two types of lawyers who can do conveyancing in Blackburn namely licenced conveyancers or solicitors. The two can handle conveyancing services that you need to complete the sale or acquisition of property. Both are obliged to perform Blackburn conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly carried out and that all necessary steps will be correctly adhered to.
I am assisting my step-mother sell her property in Blackburn. Does the conveyancing solicitor commission the EPC or it is for the seller to coordinate?
After the demise of HIPs, EPC’s became a required component of moving house. An energy performance certificate should be to hand in advance of the property being advertised. It is not something that conveyancers ordinarily arrange. Where you are instructing a Blackburn conveyancing practitioner they might help arrange EPC’s due to their contacts with reputable local accredited person
My conveyancer has informed me that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Blackburn?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
A colleague advised me that if I am purchasing in Blackburn I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Blackburn conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Blackburn around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Blackburn Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Blackburn Education with plans and statistics, Local Amenities and other useful information concerning Blackburn.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Blackburn is where the house is located. Can you shed any light on this issue?
Flying freeholds in Blackburn are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackburn you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackburn may decide 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 residence.
I work for a busy estate agent office in Blackburn where we see a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Blackburn conveyancing solicitors. Could you shed some light as to whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a garden flat in Blackburn, conveyancing was carried out in 2007. Can you work out an approximate cost of a lease extension? Similar flats in Blackburn with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2097
With 72 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
Been reading online that Blackburn solicitors are more expensive than Blackburn conveyancers in Blackburn when it comes to purchasing a property. So is it better if I use a conveyancer or a solicitor if I am purchasing a property in Blackburn.
When it comes to conveyancing in Blackburn the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.