Is there a reason to instruct a Blackwood conveyancing firm given that online alternatives are cheap by comparison?
By all means make sure that you shop around for conveyancing costs in Blackwood and you should seek an affordable quote but don’t be focused with looking for the lowest priced Blackwood conveyancer. Locating the right conveyancer can mark the difference between a smooth and a frustrating move. It is important that you ensure that you have expert advice from an experienced solicitor. Emails can't replace a phone call and can never replicate a face to face appointment. Our partner firms will allocate you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from beginning to end, giving the sort of continuity that you are unlikely to received from an online conveyancer. Our lawyers will keep you updated on any developments and keep you informed. If you ever need to phone the firm you will be sure who to ask for and they will be sure you are kept fully informed.
Can you clarify what the consequences are if my solicitor is suspended from the Nottingham Solicitor panel ahead of completing my conveyancing in Blackwood?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is the difference between a licensed conveyancer and conveyancing solicitor in Blackwood
There are two types of lawyers who can execute conveyancing in Blackwood namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or acquisition of property. They are both required to perform Blackwood conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all requisite procedures should be correctly taken.
The formalities of my remortgage has taken place for my property in Blackwood. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After months of negotiation I have agreed a price on an apartment in Blackwood. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £175. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I own a renovated Georgian property in Blackwood. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be 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 locations in 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 check the situation with the conveyancing solicitor who conducted the conveyancing.
I am purchasing my first flat in Blackwood with a loan from Barclays Direct. The sellers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not inform my solicitor about this extras as it would put at risk my loan with the bank. Is this normal?.
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.
My father has recommend that I use his lawyers for conveyancing in Blackwood. Should I find my own solicitor?
No doubt the ideal way to choose a conveyancing practitioner is to get feedback from friends or family who have actually previously instructed the solicitor you're considering.