Why would one instruct a Blackfriars conveyancing practice given that national conveyancers are more affordable?
By all means make sure that you shop around for conveyancing costs in Blackfriars and you should seek an affordable quote but don’t be focused with looking for the lowest priced Blackfriars conveyancer. Finding the right conveyancer can mark the difference between a seamless and a distressing home move. You need to ensure that you have expert guidance from a specialist lawyer. An e-mail can never be as helpful as a telephone conversation and can never replicate a one to one meeting. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from start to finish, giving the sort of hand holding that you rarely receive from an web based conveyancer. He or She will contact you regularly to update you as to progress and keep you informed. If you ever need to phone the office you will know who you need to speak to and they will be sure you are in the know.
We had instructed conveyancing lawyers with offices in Blackfriars on the Yorkshire BS solicitor panel. They have just invoiced me an additional amount for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. This fee is not set by Yorkshire BS but by your Blackfriars conveyancer. Numerous firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I was told four weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Blackfriars is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yorkshire BS have agreed my home loan in principle, my offer on a property in Blackfriars has been accepted, what happens next?
Your estate agent will need to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Telephone Yorkshire BS or the broker and finish off any relevant forms. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Blackfriars.
I used Arc property Solicitors several years ago for my conveyancing in Blackfriars. Now, I need the files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blackfriars of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Blackfriars is the location of the property. Can you shed any light on this issue?
Flying freeholds in Blackfriars are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackfriars you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackfriars may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I right to be suspicious about brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Blackfriars conveyancing practice?
As is the case with lots of service providers, often input from connections can be extremely useful or valuable. Yet there are many players in a conveyancing matter; estate agents, financial adviser and banks might all recommend solicitors to appoint. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the discretion to choose your own conveyancer. Don't forget that most lenders specify a panel list of conveyancers you must use for the mortgage related work in your home move.
There are only 72 years unexpired on my lease in Blackfriars. I now want to get lease extension but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have done all that could be expected to find the landlord. In some cases a specialist may be useful to conduct investigations and to produce an expert document which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the application to the County Court covering Blackfriars.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Blackfriars conveyancing firm to act on my behalf?
You certainly can. We can put you in touch with a Blackfriars conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Blackfriars premises 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.