Completed the sale of my flat in Blakelaw last January but my buyer keeps texting me to moan that their solicitor needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
After completion of your sale your solicitor should send the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your lawyer should also send confirmation that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion steps unique to conveyancing in Blakelaw.
Is it correct that all Blakelaw CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved solicitors?
It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We are getting a further advance on our home loan from Lloyds as we wish to carry out improvements to our home in Blakelaw. Are we obliged to appoint a local Blakelaw solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds would not normally require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Blakelaw lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Various internet forums that I have frequented warn that are a common cause of hinderance in Blakelaw house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Blakelaw.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who dealt with the conveyancing in Blakelaw 5 years ago have long since closed. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer will know precisely where to look for all the suitable documentation so you can purchase or dispose of your property without a hitch. Where copies are not available, your lawyer may be able to put in place insurance or indemnities against future claims on your premises.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Blakelaw is the location of the property. Can you shed any light on this issue?
Flying freeholds in Blakelaw are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blakelaw you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blakelaw may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How do I search for a Blakelaw law firm on the Virgin Money conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the search on this website. Please pick a bank and your location and you will see a number of Blakelaw conveyancing lawyers located nearest you. We have detailed some Blakelaw conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Virgin Money member panel