My partner’s step-father is a conveyancing practitioner. I suspect that I can be offered friends and family rates for conveyancing, but if not, what kind of costs should I be expecting for conveyancing in Blackwood?
You should contrast pricing. Do use our comparison tool on this page. The prices do vary but service levels do differ between property lawyers as is true with the vast majority of professional services.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to use a Blackwood based conveyancing firm?
Do check but the the probability is that give you one of their panel conveyancers where you want the "fee-free" deal. Call the mortgage company and ask if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Blackwood.
I have been told by my lawyer that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Blackwood conveyancing?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
The formalities of my purchase has taken place for my property in Blackwood. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Blackwood building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Blackwood conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the conveyancing practitioner is on the mortgage company panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Blackwood is the location of the property. Can you offer any advice?
Flying freeholds in Blackwood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackwood you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackwood 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 residence.
I am selling my home. My past conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Blackwood if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Blackwood. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I am a negotiator for a reputable estate agent office in Blackwood where we have experienced a few leasehold sales put at risk as a result of short leases. I have received inconsistent advice from local Blackwood conveyancing firms. Can you clarify whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I bought a studio flat in Blackwood, conveyancing formalities finalised May 2001. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Blackwood with a long lease are worth £170,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2099
With just 78 years left to run we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.