A colleague pointed out to me me that in buying a property in Blackpool there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Blackpool which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Blackpool should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm at the point of looking at flats in Blackpool and I am about to put in an offer. Is it wise to have my property lawyer on ‘stand by’? I will be getting a home loan with Leeds Building Society.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Blackpool solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
I used Action Conveyancing several years past for my conveyancing in Blackpool. I now require my papers however cannot find the solicitor. What do I do?
You should call 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 Blackpool of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Blackpool with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The house builders rep advised me not inform my solicitor about the extras as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it simple use the search app to select a conveyancing solicitor in Blackpool on the approved list for my lender?
First choose a lender such as Lloyds TSB Bank, Coventry Building Society or Platform Home Loans Ltd then choose your location a common one being Blackpool. Conveyancing firms in Blackpool and nationally will then be listed.
In surfing the world wide web for the phrase cheap conveyancing in Blackpool it brings up many conveyancersin the area. How do I determine which is the right property lawyer for me?
The ideal way of finding a suitable conveyancer is via personal recommendation, so enquire of colleagues and those you trust who have acquired a property in Blackpool or the respected estate agent or mortgage broker. Costs for conveyancing in Blackpool vary, so it's a good idea to request at least four fee estimates from varying types of conveyancers. Be sure to secure confirmation what costs in the quote includes.
My fiance and I may need to rent out our Blackpool ground floor flat temporarily due to a new job. We used a Blackpool conveyancing firm in 2003 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
The lease governs the relationship between the landlord and you the flat owner; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Blackpool do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I inherited a studio flat in Blackpool, conveyancing formalities finalised December 1999. How much will my lease extension cost? Similar flats in Blackpool with over 90 years remaining are worth £206,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2090
With just 65 years remaining on your lease we estimate the premium for your lease extension to be between £13,300 and £15,400 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.