When can the exchange of contracts take place for residential conveyancing in Blackfriars and do I need to attend the solicitors office?
Where you are round the corner to one of the conveyancing solicitors in Blackfriars you are welcome to attend to sign documents. However, the firms we recommend provide countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you electronically. The signing of the sale agreement is not the point of no return. A signed contract is just a prerequisite for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Blackfriars)to be in the office at the appropriate time.
This question may be naive but I am new to the home buying as FTB of a ground floor flat in Blackfriars. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will use a High Street conveyancing solicitor in Blackfriars?
On the day of completion you do not need to go to the conveyancers office in Blackfriars. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
We have agreed to purchase a house in Blackfriars. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is UBS your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to UBS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Blackfriars.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being difficult. The Blackfriars solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I'm buying a new build house in Blackfriars with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my lawyer about the deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Due to the encouragement of my in-laws I had a survey completed on a property in Blackfriars prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend not give a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blackfriars. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blackfriars to see if the conveyancing will be more expensive.
My husband and I are first time buyers - had an offer accepted, yet the agent has warned us that the vendor will only proceed if we use the agent's preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Blackfriars
We suspect that the seller is unaware of this requirement. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Blackfriars conveyancing firm - not the ones that will earn the estate agent a introducer fee or meet his conveyancing figures set by HQ.
My brother is buying a leasehold flat in Blackfriars. He was given a quote by the conveyancing practitioner suggested by the estate agents and it came to £1300 . It was ten years ago I sold and bought a property and the fee was £450. Have charges really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Blackfriars searches, land registry fees, etc)