I had intended to instruct a conveyancing solicitor in Blackfriars for our home move. Our broker informed us that our mortgage company Leeds Building Society won't deal with them. Surely this is unfair competition?
A decade ago most banks had a different appetite for risk. Almost all Blackfriars conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms regarding their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum number of transactions. Many Blackfriars conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Blackfriars is one of the many locations where the solicitors we list are are approved Leeds Building Society.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Blackfriars?
There are many recorded licenced Conveyancers in Blackfriars and Solicitor practices in Blackfriars who can assist with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I'm the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Blackfriars. The Blackfriars property was put into my name in December. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in December. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Some lenders would take a pragmatic view as this requirement chiefly exists to identify subsales or the wholesaling and assigning of property.
We have agreed to purchase a house in Blackfriars. One unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Yorkshire BS your lawyer must comply with the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Blackfriars.
I moved into my house on 9 October and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Blackfriars advises it should be concluded inside ten days. Are titles in Blackfriars particularly slow to register?
As far as conveyancing in Blackfriars registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry need to notify any third parties. Currently in the region of 80% of submission are fully addressed within 12 days but occasionally there can be extensive hold-ups. Historically registration occurs once the purchaser has moved in to the property therefore 'speed' is not always top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.
I am purchasing a new build house in Blackfriars benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of extras instead. The estate agent advised me not reveal to my conveyancer about the side-deal as it could jeopardize my mortgage with the bank. Should I keep quiet?.
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.
I am using a search engine for the phrase on line conveyancing in Blackfriars it shows results of many solicitorsin the vicinity. How do I determine which is the suitable solicitor for me?
The best way of choosing a suitable conveyancer is via personal referral, so seek the opinion of colleagues and relatives who have acquired a property in Blackfriars or the respected estate agent or mortgage broker. Costs for conveyancing in Blackfriars vary, so it's sensible to request at least three fee estimates from different companies. Dont forget to clarify that the fees are fixed.
Been reading online that Blackfriars solicitors are more costly than licensed conveyancers in Blackfriars when it comes to buying a property. Am I better off using a conveyancer or a solicitor where I am purchasing a property in Blackfriars.
When it comes to conveyancing in Blackfriars the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.