Are you able to vouch for a Barclays Direct approved Blackfen conveyancing solicitor who can have us moved in within a short deadline? Would it be better to use a high street Blackfen conveyancer or a factory type comparison site?
We can recommend some very good Blackfen conveyancing firms. Another option is to visit the main road in Blackfen. Go in to two or three law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and get an assurance on your deadline. Appoint the one that you trust.
We are selling our home in Blackfen and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Blackfen. Having lived in Blackfen for 5 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? 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)
I am buying my first flat in Blackfen with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of additionals instead. The property agent told me not to tell my lawyer about the side-deal as it would adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Blackfen is the location of the property. Can you shed any light on this issue?
Flying freeholds in Blackfen are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackfen you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackfen may ascertain 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 property.
I am looking at a couple of apartments in Blackfen which have approximately 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Blackfen is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most buyers and mortgage companies, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Blackfen conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I have given up trying to purchase the freehold in Blackfen. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Blackfen conveyancing firm who can help.
An example of a Lease Extension decision for a Blackfen residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.
The loan agreement from a mortgage company for the refinancing of my 3 bedroom flat is due within the next few days. Are you able to recommend an efficient remortgage conveyancing practitioner in Blackfen ?
This site is not designed to help in pursuit of the cheapest conveyancing solicitors in Blackfen. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Do not be fooled by brokers offering low cost conveyancing in Blackfen.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up invoiced for extras and still not receive the service required.