Our Blackfriars lawyer has spotted an inconsistency when comparing the assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer informs me that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action right?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am helping my niece sell her house in Blackfriars. Does the solicitor commission the EPC or it is for the seller to see to?
Following the abolition of HIPs, energy assessments was left as a required component of moving property. An energy assessment needs to be to hand before the property is put on the market. It is not something that solicitors ordinarily arrange. If you are using a Blackfriars conveyancing practitioner they may be willing to arrange energy assessments given their relationships with reputable local energy assessors
We were going to get a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Blackfriars solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Blackfriars solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
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 buyer's lender, Kent Reliance are being a right pain. The Blackfriars solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Given that I am about to spend over three hundred thousand on a two bedroom apartment in Blackfriars I would like to talk to a lawyer concerning thehouse move before instructing the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Blackfriars.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Blackfriars should be the figure that you are charged.
I have been sourcing a conveyancing solicitor in Blackfriars for my house move. Is it possible to check a firm’s complaints history with the legal regulator?
Members of the public can find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.
I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Blackfriars. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Blackfriars ?
The majority of houses in Blackfriars are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Blackfriars so you should seriously consider shopping around for a Blackfriars conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will appraise you on the various issues.
Having spent years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Blackfriars. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Blackfriars conveyancing firm who can help.
An example of a Lease Extension decision 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 related to 1 flat. The remaining number of years on the lease was 66.8 years.
My wife and I have had DIP from Birmingham Midshires who suggested that they will lend up to £300k. At what point do I need to instruct a practitioner for conveyancing? Blackfriars is where we plan to move to.
You can instruct a conveyancer now so that the lawyer can open the ledger so they can conduct their ID checks etc. If and when you wish them to commence work they will seek a deposit usually approximately £200. That would normally be once you have the loan offer from the bank and survey back, however if you wish to speed matters you can start the ball rolling quicker even though you may be risking some expense.