We note that you have a search directory identifying firms on the Clydesdale conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Blackfen?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blackfen.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Virgin Money Solicitor panel ahead of completing my conveyancing in Blackfen?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Me and my partner are buying a flat in Blackfen. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had chosen solicitors with offices in Blackfen on the Santander solicitor approved list. They have just billed me a separate fee for dealing with the Santander mortgage. Is this an additional conveyancing fee set by Santander?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. The fee is not set by Santander but by your Blackfen solicitor. Some firms on the Santander panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
My offer on a property in Blackfen has been accepted, but there is a chain. The owners have placed an offer on a property, but it’s not yet agreed to, and are looking at other apartments booked. I have instructed a high street conveyancing solicitor in Blackfen. What do I do now? When should I get the mortgage application with Kent Reliance started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Blackfen conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Kent Reliance approved list. Regarding the subsequent phase this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a rising market some buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Blackfen.
Have purchased a a semi-detached house in Blackfen , What is the estimated time for the Land Registry to record the transfer to my name? My Blackfen conveyancing solicitor works at snail pace, so I want to be certain that my ownership is recorded.
As far as conveyancing in Blackfen registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and if the Land registry communicate with any third persons or bodies. As of today approximately 80% of submission are fully addressed within two weeks but some can be subject to protracted delays. Historically registration is effected after the buyer has moved in to the premises thus an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.
What does commercial conveyancing in Blackfen cover?
Non domestic conveyancing in Blackfen covers a broad range of guidance, provided by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies 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.
Should I instruct a Blackfen conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can perform the conveyancing but her office is approximately 350kilometers drive away.
The benefit of a local Blackfen conveyancing practice is that you can visit the firm to sign documents, present your ID and apply pressure on them if necessary. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that must outweigh using an unfamiliar Blackfen conveyancing lawyer solely due to them being based in the area.