Me and my partner are buying a 1 bedroom flat in Blackheath with a mortgage. We like our Blackheath lawyer, but the lender says she’s not on their "panel". It appears that we have little option but to use one of the lender panel firms or continue with our Blackheath conveyancer and pay for one of their panel lawyers to represent them. This feels very unfair; are we not able to demand that the lender use our Blackheath property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Blackheath conveyancing solicitor to apply to be on the conveyancing panel.
My son-in-law is purchasing a new build apartment in Blackheath with a mortgage from Nottingham. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Why do I have to pay up front for conveyancing in Blackheath?
Where you are retaining lawyers for conveyancing in Blackheath your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the conveyancing searches. If any down payment is as part of the sale price then this will be asked for shortly before exchange of contracts. The final balance that is needed should be transferred shortly before completion.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, no chain conveyancing. Blackheath is the location of the property. What do you suggest?
Flying freeholds in Blackheath are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackheath you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackheath may determine 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.
As co-executor for the will of my father I am selling a property in Neath but I am based in Blackheath. My conveyancer (based 235 miles awayneeds me to execute a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Blackheath to witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Blackheath
My boyfriend is buying a garden flat in Blackheath. He was given a quote by the lawyer connected to the estate agents totaling £1250 . It was seven years ago since I sold and bought a home and the bill was £just under five hundred pounds. Have fees really gone up that much?
We would recommend that you e-mail a few local Blackheath conveyancing firms seeking estimates. You should base your decision not only on cost, but on promptness and on how comprehensive the response is.