As someone unfamiliar with conveyancing in Blackfen what’s your top tip you can impart for the house moving process in Blackfen
Not many law firms shout this from the rooftops but conveyancing in Blackfen and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the legal transfer of property. E.g., the seller, estate agent and on occasion the lender. Appointing a solicitor for your conveyancing in Blackfen is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to look after your best interests and to keep you safe.
On occasion a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by claiming that your lawyer is wrong. Or your financial adviser may advise you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.
After months of negotiation I have agreed a price on an apartment in Blackfen. My mortgage broker pressured me to appoint their conveyancer. I paid an advanced payment of £225. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The Blackfen solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After what feels like an age I have had an offer on a maisonette in Blackfen agreed to, the vendors do however have a dependent purchase. The owners have put an offer on a property, however it’s not yet agreed to, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Blackfen. What do I do now? When should I get the mortgage application with Bank of Ireland going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Blackfen conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Bank of Ireland conveyancing panel. Regarding the subsequent steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a hot market the majority of buyers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Blackfen.
Just had an offer accepted on a new build flat in Blackfen. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Blackfen
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Due to the encouragement of my in-laws I had a survey completed on a house in Blackfen in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not grant a mortgage on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blackfen. Conveyancing will be smoother if you use a solicitor in Blackfen especially if they are familiar with such properties in Blackfen.
I have been recommended by a few selling agents in Blackfen to choose a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to recommend your site over another?
We refuse to give any financial incentive for directing people our way. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Estate agents have just been given the go-ahead to market my garden flat in Blackfen. Conveyancing solicitors are to be appointed soon, but I have just had a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as normal because all rents and maintenance payments should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have given up trying to purchase the freehold in Blackfen. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to determine the amount due.
An example of a Lease Extension matter before the tribunal 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.