We are looking to buy a house and need a conveyancing solicitor in Blackfriars who is on the Leeds Building Society conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Blackfriars.
Can you help - my lawyer advises that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Blackfriars?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
We had selected conveyancing lawyers locally in Blackfriars on the UBS solicitor approved list. They have just invoiced me a further fee for dealing with the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. The charge is not set by UBS but by your Blackfriars conveyancer. Some firms on the UBS panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I have paid off my mortgage with Nottingham. I assume I don't need a Blackfriars conveyancer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I opted to have a survey completed on a house in Blackfriars prior to instructing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some mortgage companies tend not issue a mortgage on a flying freehold home.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blackfriars. Conveyancing will be smoother if you use a solicitor in Blackfriars especially if they are familiar with such properties in Blackfriars.
We're novice buyers - had an offer accepted, but the selling agent has warned us that the seller will only proceed if we use the agent's recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Blackfriars
We suspect that the owner is not behind this requirement. Should the seller desire ‘a quick sale', alienating a motivated buyer is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Blackfriars conveyancing solicitors - not the ones that will earn their estate agent a introducer fee or meet his conveyancing targets demanded by senior management.
Planning to complete next month on a studio apartment in Blackfriars. Conveyancing solicitors inform me that they are sending me a report next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Blackfriars should include some of the following:
Does the lease prevent you from letting out the property, or having a home office for business Do you need to have carpet in the flat or are you allowed wood flooring? Repair and maintenance of the premises Defining your rights in respect of the communal areas in the block.For instance, does the lease permit a right of way over a path or hallways?
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Blackfriars conveyancing firm to act on my behalf?
Most definitely. We are happy to put you in touch with a Blackfriars conveyancing firm who can help.
An example of a Lease Extension case for a Blackfriars residence is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case was in relation to 1 flat. The unexpired term as at the valuation date was 66.8 years.
To what extent are Blackfriars conveyancing solicitors duty bound by the Law Society to supply transparent conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Blackfriars or further afield.