I am nearing exchange of contracts for my home in Blackpool and the EA has just e-mailed to advise that the buyers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. Why would a leading mortgage company only engage with certain law firms rather the firm that they want to select for their conveyancing in Blackpool ?
Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Blackpool. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
Should commercial conveyancing searches disclose proposed roadworks that may affect a commercial land in Blackpool?
Its becoming the norm that commercial conveyancing solicitors in Blackpool will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Blackpool. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Blackpool.
For every commercial conveyancing transaction in Blackpool it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Blackpool commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Blackpool.
Due to the guidance of my in-laws I had a survey completed on a house in Blackpool prior to retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some banks may refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blackpool. Conveyancing will be smoother if you use a solicitor in Blackpool especially if they regularly deal with such properties in Blackpool.
How can the Landlord & Tenant Act 1954 impact my commercial property in Blackpool and how can your lawyers assist?
The particular law that you refer to affords security of tenure to commercial lessees, granting the right to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Blackpool is one of our hundreds of areas of the UK in which the firms we work with are based
My husband and I are 14 days into a freehold purchase having been directed to conveyancers by the local agent to do our conveyancing in Blackpool. I am not happy. Can you you assist me in finding new conveyancers?
They would have to be very poor in order to consider changing them. Has the mortgage offer been issued? If so you will need to make them aware of the new contact details and have the offer are re-issued. The solicitor ideally should be on the banks panel to avoid added fees and frustration. So that should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your home move in Blackpool