We see that you have a search directory identifying law firms on the Nottingham conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Blackfen?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blackfen.
I have an AIP. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to use a Blackfen based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors should you want the "fee-free" deal. Speak to the lender to determine if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Blackfen.
What does a local search reveal concerning the house my wife and I purchasing in Blackfen?
Blackfen conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search plays a central part in most Blackfen conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the premises (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 headings.
I acquired my flat on 14 January and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Blackfen expressed confidence that it will be dealt with in less than a month. Are properties in Blackfen particularly slow to register?
As far as conveyancing in Blackfen is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry need to notify any other persons or bodies. At present approximately three quarters of submission are fully dealt with within 12 days but some can be subject to extensive delays. Historically registration occurs once the new owner is living at the premises thus post completion formalities is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Blackfen is where the house is located. Can you offer any guidance?
Flying freeholds in Blackfen are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackfen 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 Blackfen 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 residence.
What advice can you give us when it comes to appointing a Blackfen conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Blackfen conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Blackfen conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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Can they put you in touch with clients in Blackfen who can give a testimonial? How many lease extensions has the firm conducted in Blackfen in the last 12 months?
I have given up negotiating a lease extension in Blackfen. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Blackfen conveyancing firm who can help.
An example of a Lease Extension decision for a Blackfen property is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.