Is the fact that my solicitor in Blackwood is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Blackwood conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Our mortgage company has recommended a law firm on their panel based in Blackwood but I would rather instruct a conveyancing lawyer in Blackwood or nearer to where I live. Are you able to assist?
It is by no means the case that all Blackwood conveyancing solicitors are listed all banks conveyancing panel. Please make use of our find an approved solicitor tool to identify a Blackwood conveyancing conveyancer on the on the mortgage company panel.
This question may be naive but I am new to the home buying as FTB of a ground floor flat in Blackwood. Do I collect the keys to the premises on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Blackwood?
On the day of completion you do not need to go to the conveyancers office in Blackwood. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be able to collect the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
My wife and I purchasing a end of terrace house in Blackwood. We would like to carry out a loft conversion at the house.Will the conveyancing process include investigations to determine if these alterations are allowed?
Your conveyancer should review the deeds as conveyancing in Blackwood will on occasion reveal restrictions in the title deeds which restrict categories of works or require the permission of a 3rd party. Many works require local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Can I be sure that the Blackwood conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Blackwood obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.
I have a renovated Victorian house in Blackwood. Conveyancing lawyer acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blackwood and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who completed the work.
We're FTB’s - agreed a price, yet the estate agent informed us that the vendor will only move forward if we instruct their recommended conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Blackwood
It is unlikely the sellers are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Blackwood conveyancing firm - as opposed tothe ones that will give the negotiator at the agency a kickback or meet his conveyancing thresholds demanded by corporate headquarters.
I am purchasing a house and need a conveyancing solicitor in Blackwood who is on the bank solicitor panel. Could you point me in the right direction as regards a Blackwood solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Blackwood. We dont recommend any particular solicitor.