Souldusing a Blackfriars conveyancing lawyer make my purchase more efficient?
Established third party connections are another important factor to consider when appointing conveyancing lawyers. Blackfriars law firms enjoy long term relationships with lenders and selling, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Possessing a well rounded intelligence of the local area is an advantage.
My partner and I are purchasing a new build flat in Blackfriars and my lawyer is telling me that she has to the lender to reveal incentives from the seller. I am on a tight deadline to sign contracts and I don't want to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Blackfriars. Do I collect the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Blackfriars?
On the day of completion you will not be required to attend the conveyancers office in Blackfriars. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be called to pick up the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
I have paid off my mortgage with Lloyds. I assume I don't need a Blackfriars conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
About to purchase flat in Blackfriars. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Blackfriars conveyancer is on the Lloyds conveyancing panel.
I used Action Conveyancing several years ago for my conveyancing in Blackfriars. I now require my papers however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blackfriars of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Blackfriars benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not to tell my conveyancer about the deal as it may adversely affect my loan with Skipton Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Are there any apps to help find a Blackfriars conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to twentymiles to meet the lawyer.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Blackfriars and you will see a number of lawyer located nearest Blackfriars. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.