I was notified yesterday by my mortgage adviser that my Blackfen property lawyer is not on the lender Conveyancing panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to contact your Blackfen lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may recommend you to a Blackfen conveyancing practice that is on the approved list of lawyers for your mortgage company.
Can you clarify what the consequences are if my solicitor is removed from the Nationwide Conveyancing panel ahead of completing my conveyancing in Blackfen?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am due to move house in February. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Blackfen. Conveyancing firm was organised before I stumbled across your website.
On the afternoon of completion you can pick up the keys from your estate agent but this can only happen after the sellers lawyers inform the agent that they have the completion monies and the keys can be released. You can tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a residential property solicitor in Blackfen or a firm with expertise in conveyancing in Blackfen.
My conveyancer has informed me that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Blackfen conveyancing?
The appropriate level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.
We had selected conveyancing lawyers based in Blackfen on the Santander solicitor approved list. They have just invoiced me a separate sum for dealing with the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. This charge is not set by Santander but by your Blackfen solicitor. Some firms on the Santander panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I have recentlybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Blackfen for a purchase of a leasehold flat 10 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make 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 Blackfen conveyancing specialists.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Blackfen I like with open areas and railway links in the vicinity, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Blackfen in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
Is it simple use your search tool to locate a conveyancing practitioner in Blackfen on the approved list for my lender?
First choose a lender such as Santander, Bank of Scotland or Aldermore then specify your preferred area for instance Blackfen. Conveyancing organisations in Blackfen and nationally will then be identified.