IfI were to acquire a straightforward housein Blackfriars mortgage fee and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Blackfriars?
The sole reduction in fees you would achieve is the Blackfriars conveyancing searches. The conveyancer still got to do everything else - money laundering, communicating with the sellers lawyer, stamp duty submission, register the ownership etc. A slight saving might be made by not having to register a mortgage but it will not be meaningful.
We are looking to buy a flat and require a conveyancing solicitor in Blackfriars who is on the Clydesdale approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Blackfriars.
A friend informed me that in buying a property in Blackfriars there may be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Blackfriars which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Blackfriars should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Aldermore, do Blackfriars conveyancers face a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I recently had an offer accepted on an apartment in Blackfriars. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. Shortly after, the property lawyer called me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when buying a residence in Blackfriars? or Apparently there is a law dating back centuries that means some homeowners living in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this suitable for conveyancing in Blackfriars?
Unless a prior purchase of the premises took place post 12 October 2013 you can expect lawyers conducting conveyancing in Blackfriars to remain recommending a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, chain free conveyancing. Blackfriars is where the house is located. Can you shed any light on this issue?
Flying freeholds in Blackfriars are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackfriars you must be sure that your lawyer goes 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 Blackfriars 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.
I am employed by a busy estate agency in Blackfriars where we see a number of flat sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Blackfriars conveyancing firms. Please can you shed some light as to whether the seller of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Blackfriars. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to determine the premium.
An example of a Lease Extension matter before the tribunal for a Blackfriars residence is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case was in relation to 1 flat. The remaining number of years on the lease was 66.8 years.