We are buying a 2 bedroom apartment in Blackwell with a mortgage. We like our Blackwell conveyancer, however the mortgage company advise she’s not on their "panel". It seems we have no choice but to use one of the mortgage company panel firms or retain our Blackwell lawyer and pay for one of their panel lawyers to act for them. We regard this is unjust; are we not able to require that the mortgage company use our Blackwell solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Blackwell conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing lawyers via your comparison service handle attended exchange conveyancing in Blackwell?
We do have a number of conveyancing specialists who can conduct one day exchanges. Do e-mail us to secure a conveyancing quote and details as to availability.
What does a local search reveal about the house I am purchasing in Blackwell?
Blackwell conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search is essential in every Blackwell conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
How does conveyancing in Blackwell differ for new build properties?
Most buyers of new build or newly converted property in Blackwell approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because developers in Blackwell tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Blackwell or who has acted in the same development.
I opted to have a survey carried out on a house in Blackwell before retaining solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to issue a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Blackwell. Conveyancing will be smoother if you use a solicitor in Blackwell especially if they are familiar with such properties in Blackwell.
Am I best advised to go with a Blackwell conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can execute the legal work but her office is over three hundred miles drive away.
The benefit of a local Blackwell conveyancing firm is that you can attend the office to execute documents, present your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must outweigh using an unknown Blackwell conveyancing lawyer solely due to them being local.