My apartment in Blackwood is up for sale and I have a buyer. Does the property lawyer have to be on the Virgin Money conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
Can you point me to a directory of RBS panel conveyancers in Blackwood on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings available on the web. If you are seeking to appoint a Blackwood conveyancing practitioner on the RBS please make the most of our facility.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Blackwood building society branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Blackwood conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the mortgage company approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender 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 July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being difficult. The Blackwood solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 have been on the look out for a leasehold apartment up to £245,000 and found one close by in Blackwood I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Blackwood for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
My company is hoping to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no costs for commercial conveyancing in Blackwood for under 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Blackwood, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and complexity of the deal. Please provide us with your details or call us so that we can furnish you with a detailed commercial conveyancing calculation.
As co-executor for the will of my uncle I am selling a residence in Neath but I am based in Blackwood. My solicitor (who is 200 kilometers from merequires that I execute a stat dec before completion. Can you recommend a conveyancing solicitor in Blackwood to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Blackwood
I am purchasing a ground floor maisonette in Blackwood. Conveyancing lawyer is waiting for, from the owner, building insurance paperwork. I was told today I was informed that the owner needs to send the insurance documents for the flat above as well. Why does my solicitor want to see the insurance for the other flat? Is it really required? We have been waiting for the last fortnight…
It is not unheard of in leasehold conveyancing in Blackwood to discover Conveyancing in Blackwood in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats as opposed to the freeholder insuring the complete building - which is clearly better. Do double check with your lawyer but it would seem that your property lawyer is attempting to establish that the entire building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated for lack of insurance cover.