Recently been in touch with my conveyancing solicitor in Blackpool who conducted the legals two years ago and wanted a conveyancing estimate based on an identical type of house move (a leasehold property and a freehold property) of almost identical values with a mortgage from Platform Home Loans Ltd. It looks as though am now being quoted double. Better the devil I know or do I seek out an alternative firm of conveyancing solicitor?
The charges seem a tad high. If you shop around you may be able to get the conveyancing a bit cheaper by as much as £125. That being said, providing that you were satisfied with the service the firm gave you maycome to regret choosing an a cheaper solicitor. Don't forget to check that the firm can act for Platform Home Loans Ltd. You can employ our search tool to choose a Blackpool conveyancing firm on the Platform Home Loans Ltd conveyancing panel, which can often include conveyancing solicitors in Blackpool.
I happen to be the single recipient of my late mum's will with all property in now in my sole name, including the my former home in Blackpool. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in July. Do I have to wait half a year to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this clause is principally there to capture subsales or the flipping of property.
We previously instructed conveyancers based in Blackpool on the Aldermore solicitor panel. They have just billed me an additional amount for handling the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. This fee is not set by Aldermore but by your Blackpool lawyer. Numerous firms on the Aldermore panel will levy an ‘acting for lender’ fee and others do not.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Blackpool solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Blackpool surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My partner and I are downsizing from our property in Blackpool and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Blackpool conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Blackpool. Having lived in Blackpool for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Blackpool is the location of the property. Is there any guidance you can impart?
Flying freeholds in Blackpool are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackpool you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackpool 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 residence.
In surfing the world wide web for the term cheap conveyancing in Blackpool it brings up many property lawyerslocally. With so much choice what is the best way to find the right solicitor for purchase transaction?
The preferential method of seeking a suitable conveyancer is via trusted referral, so ask colleagues and those you trust who have purchased a property in Blackpool or the reputable estate agent or mortgage broker. Costs for conveyancing in Blackpool vary, so it's advisable to obtain at least three fee calculations from different companies. Be sure to seek confirmation what costs in the quote includes.
I've recently bought a leasehold property in Blackpool. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a 1st floor flat in Blackpool, conveyancing formalities finalised November 1995. Can you work out an approximate cost of a lease extension? Comparable flats in Blackpool with over 90 years remaining are worth £190,000. The ground rent is £65 per annum. The lease terminates on 21st October 2086
With just 61 years remaining on your lease the likely cost is going to be between £19,000 and £22,000 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.