Me and my fiance are planning to acquire a 1 bedroom flat in Blakelaw with a mortgage. We have a Blakelaw conveyancer, but the bank advise he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Blakelaw lawyer and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Blakelaw conveyancing solicitor to apply to be on the conveyancing panel.
I am buying a property for cash in Blakelaw. I have been residing for the previous dozen years in Blakelaw. Conveyancing searches are a lot of money. Given that I know the area and road intimately must I have all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Blakelaw conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . One thing to consider; if you are going to sell the house one day, it will be of importance to your future buyer what the searches reveal. There are plenty of instances where properties with day to day issues can still show up adverse search results. A competent conveyancing solicitor in Blakelaw should provide you some practical guidance concerning this.
Should our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Blakelaw.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Blakelaw. Some people will buy a house in Blakelaw, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their solicitors which should figure out the risks in Blakelaw. The standard completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a purchaser may bring a legal claim for losses resulting from an inaccurate answer. The purchaser’s solicitors will also commission an enviro search. This will disclose if there is any known flood risk. If so, further inquiries should be conducted.
I used Wolstenholmes a few years past for my conveyancing in Blakelaw. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Blakelaw of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey carried out on a property in Blakelaw prior to instructing conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some banks will refuse to issue a mortgage on such a premises.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Blakelaw. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blakelaw to see if the conveyancing will be more expensive.
What does commercial conveyancing in Blakelaw cover?
Blakelaw conveyancing for business premises incorporates a broad range of advice, offered by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.