My partner and I are planning to buy a flat in Blakedown and have instructed a Blakedown conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Norwich and Peterborough Building Society have this evening contacted us to inform me that there is now an issue as our Blakedown lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Blakedown lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I'm the only beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Blakedown. The Blakedown property was put into my name in January. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires 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 could be affected by that. Some banks would take a practical view as this clause principally exists to identify subsales or the wholesaling and assigning of properties.
Are all Blakedown Conveyancing Quality Solicitors on the Barclays conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
The formalities of my purchase has taken place for my property in Blakedown. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Me and my brother purchased a terraced Victorian house in Blakedown. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. Is it worth asking Platform Home Loans Ltd to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blakedown and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.
My partner has suggested that I use his conveyancing solicitors in Blakedown. Do I take his guidance?
No doubt the best way to choose a conveyancing solicitor is to seek feedback from friends or relatives who have used the conveyancer you're contemplating using.
I’m about to sell my basement flat in Blakedown. Conveyancing is yet to be initiated, however I have recently had a yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual because all rents and maintenance invoices will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Blakedown - A selection of Questions you should consider before buying
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How many of the leaseholders are in arrears for their service charge payments? How much is the yearly service fee and ground rent? The answer will be important as a) areas can result in problems for the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the managing agents you will need to know about it
Me and mypartner and I are in the market for a trustworthy conveyancing solicitor in Blakedown to buy a home. I really don't want to get ripped off but with many Blakedown conveyancing firms to pick from...how do I know which one is best to select?
An unbiased personal recommendation from a person who has instructed a conveyancing lawyer before is no doubt a preferable. Almost everyone has used a conveyancing lawyer at some point. Do utilise our comparison tool for Blakedown conveyancing quotes