Am I correct in assuming that the fact that my solicitor in Blackwood is not on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Blackwood conveyancing practice and enquire why they are no longer on the approved list for your lender.
Is it correct that all Blackwood CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
We previously selected conveyancers located in Blackwood on the Kent Reliance solicitor panel. They are now charging me a separate amount for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The charge is not dictated by Kent Reliance but by your Blackwood lawyer. Plenty of firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee and others do not.
How can we tell if a Blackwood conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Blackwood obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.
I need some fast conveyancing in Blackwood as I have a deadline to complete inside one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not taking a mortgage you are at free not to have searches conducted although no solicitor would suggest that you don't. With lots of history conveyancing in Blackwood the following are examples of issues that can show up and therefore impact market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I used Wolstenholmes several years ago for my conveyancing in Blackwood. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blackwood of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Blackwood with the aid of help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about this deal as it may put at risk my mortgage with National Westminster Bank. Is this normal?.
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.
Expecting to sign contracts shortly on a basement flat in Blackwood. Conveyancing solicitors assured me that they are sending me a report on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Blackwood should include some of the following:
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Do you need to have carpet in the flat or are you allowed wood flooring? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? An explanation concerning the obligations as set out in the lease to to contribute towards maintenance costs - with regard to both the building, and the wider rights a tenant enjoys You should receive a copy of the lease Are you allowed to have a pet in the flat?
I acquired a 1st floor flat in Blackwood, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Blackwood with a long lease are worth £170,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2103
With only 78 years remaining on your lease we estimate the price of your lease extension to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.