We are planning to purchase a 2 bedroom flat in Blyth with a mortgage. We have a Blyth solicitor, but the lender says he's not on their "panel". It appears that we have little option but to instruct one of the mortgage company panel solicitors or keep our Blyth property lawyer and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Blyth conveyancing lawyer to apply to be on the conveyancing panel.
I am in the process of refinancing my property in Blyth, does my lawyer need to be on the Lloyds Conveyancing panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are downsizing from our home in Blyth and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Blyth conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Blyth. Having lived in Blyth for 4 years we know that this is a non issue. Do we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
What makes your site different to alternative online quote calculators when it comes to conveyancing in Blyth?
At this site obtain a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Blyth. As opposed to estate agents and brokerage sites we do not have commission deals with solicitors. Some agents and online brokers 'recommend' solicitors that pays the most kickback, as opposed to the best value conveyancing in Blyth
We are four weeks into a freehold purchase having been referred to a firm by the selling agent to carry out the conveyancing in Blyth. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new conveyancers?
They would have to be very poor to suggest diss instructing them. Has the loan offer been issued? In the event that it has you must inform them of the new contact details and get the offer are re-sent. Your conveyancer should be on the mortgage company approved list to avoid escalating expenses and complications. That should be your first question of the new conveyancers. Our search tool will help you find a lender approved conveyancer for your conveyancing in Blyth
Do you have any top tips for leasehold conveyancing in Blyth from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Blyth can be avoided if you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ lawyers. Some Blyth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Blyth leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord consenting to such changes. If you fail to have the paperwork in place you should not communicate with the landlord without contacting your conveyancer before hand. You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
Blyth Leasehold Conveyancing - Sample of Queries Prior to Purchasing
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Are there any major works in the near future that will likely add a premium to the service costs? It would be prudent to discover as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to day to day matters like the cleanliness of the common parts. Don't be afraid to ask other tenants what they think of their service. Finally, find out the dates that you are obliged pay the maintenance charge to the managing agents and specifically how they are spending the funds.