We're in Blackpool, First timers purchasing with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am due to move property in May. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Blackpool. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you can collect the keys from the property agent but this should only happen once the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you will need to advise the removal men that you are ready to move in. We are not in a position to suggest a particular removal company but can help you find a residential property solicitor in Blackpool or a legal practice with expertise in conveyancing in Blackpool.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Blackpool building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Blackpool conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their specific requirements. I have no idea who is right.
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being problematic. The Blackpool solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a property and the lawyer has raised the issue of Chancel Repair for which the house may be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly required for conveyancing in Blackpool
Unless a prior acquisition of the house took place post 12 October 2013 you can expect conveyancing practitioners carrying out conveyancing in Blackpool to remain encouraging a chancel search and or insurance against a claim.
I'm purchasing a new build house in Blackpool with a loan from Chelsea Building Society. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about this side-deal as it may affect my loan with Chelsea Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I need to instruct a conveyancing practitioner in Blackpool for my remortgage. Is there any facility to see a solicitor's complaints history with the legal regulator?
Members of the public may review published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training reasons.
Back In 2001, I bought a leasehold house in Blackpool. Conveyancing and Aldermore mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Blackpool who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Blackpool conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a studio flat in Blackpool, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Blackpool with an extended lease are worth £211,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2093
With just 67 years left to run we estimate the premium for your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.