We wanted to use a conveyancing solicitor in Blakeney for our house move. Our financial adviser informed us that our bank HSBC Bank won't deal with them. Surely this is unfair competition?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Blakeney conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms concerning their operations and their employees as well as set certain criteria such a completing on a minimum amount of transactions. Many Blakeney conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Blakeney is amongst the thousands of areas where the conveyancers showing on our search results are on the panel for HSBC Bank.
How can we know in advance if a Blakeney conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Blakeney seeking recommendations is a sensible 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 which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.
I can not work out if my bank requires a lease extension. I have telephoned my Blakeney bank branch on various occasions and was told it wasn't a problem and they would lend. My Blakeney conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend in accordance with their specific requirements. Who do I believe?
Provided that the lawyer is on the bank panel, she or he must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 remaining.
After shopping around on the internet I have found a Blakeney conveyancing practitioner having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blakeney postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Blakeney.
I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Blakeney for a purchase of a freehold house 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Blakeney conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Blakeney. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Blakeney
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.
Hoping to buy a property located in Blakeney and I am already nervous. I couldn't find anything specific about Blakeney. Conveyancing will be needed in due course but do you know about the Blakeney area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Blakeney. In the meantime here are some basic statistics that we found
We own a leasehold flat in Blakeney. Conveyancing was finished in 2009. I have been told that I should not let the the remaining lease term to get too short. What is the reasoning?
Blakeney leasehold properties are for a prescribed term - usually ninety nine years when they commenced. However many appartments in Blakeney were constructed or converted 25 or more years ago and so these leases now have under eighty years left to run. This may sound like a long time but Banks, Building Societies and other mortgage companies on the whole need leases to have at least 75 years unexpired to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are getting close to eighty years. To optimize the marketability of your property you should be considering whether or not to extend your lease long before you come to sell it. Please note that there are advantages to doing so before the lease reaches even eighty years as when the lease falls below eighty years the amount you have to pay to extend starts to get a lot more expensive.