My mortgage broker has asked me for my Blackpool solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have called my local Blackpool office but they don't know it.
Have you tried calling your Blackpool lawyer about this?. They should have a central record lender panel numbers.
Do the conveyancing solicitors that you recommend perform attended exchange conveyancing in Blackpool?
We do have a number of conveyancing specialists who can conduct 24hr exchanges. Do contact us to secure a conveyancing quote and details as to availability.
Having sold my house in Blackpool last October yet the purchaser is calling every few hours to say their conveyancer is waiting to hear from mine. What should have happened following completion?
Following your house sale your solicitor is duty bound to deliver the transfer deeds and all additional paperwork to the buyer’s solicitors. Where relevant, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There is unlikely to be post completion requirements just for conveyancing in Blackpool.
Should our lawyer be raising questions about flooding as part of the conveyancing in Blackpool.
The risk of flooding is if increasing concern for lawyers dealing with homes in Blackpool. Some people will buy a property in Blackpool, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or by their lawyers which can give them a better understanding of the risks in Blackpool. The conventional set of information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out if the property has ever been flooded. If flooding has previously occurred which is not notified by the vendor, then a purchaser may issue a legal claim for losses resulting from an incorrect answer. A purchaser’s solicitors will also conduct an enviro report. This should indicate whether there is a recorded flood risk. If so, additional inquiries should be carried out.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Blackpool is the location of the property. Is there any advice you can impart?
Flying freeholds in Blackpool are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackpool you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackpool 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.
Is it simple use the search facility to find a conveyancing solicitor in Blackpool on the approved list for my bank?
Step one is to choose a lender such as HSBC Bank, Norwich and Peterborough Building Society or Britannia then specify your preferred area e.g. Blackpool. Conveyancing practices in Blackpool and nationally will then be listed.