My friend's brother is a conveyancing practitioner. I hope that I will receive mate’s fee for conveyancing, but if not, what level of fees should I be paying for conveyancing in Blakeney?
Do compare pricing. Do use our search tool on this page. The estimates do contrast greatly but the service one can expect differ between conveyancers as is true with the vast majority of professional services.
Do the conveyancing solicitors identified via your search tool execute attended exchange conveyancing in Blakeney?
There are a few conveyancing experts who can conduct personalised exchanges. Please contact us to secure a fee calculation and details as to availability.
How can we tell if a Blakeney conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Blakeney getting 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 lawyer carrying out your transaction.
I have instructed a Blakeney conveyancing practitioner having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blakeney postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Blakeney.
At last I have had an offer on an apartment in Blakeney agreed to, but there is a chain. The owners have placed an offer on on an apartment, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Blakeney. What do I do now? At what point should I apply for the mortgage with Virgin Money?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Blakeney conveyancing search fees, etc). First, you must check that your conveyancer is on the Virgin Money approved list. Concerning the next steps this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a hot market the majority of purchasers would apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they ask their lawyer to proceed with the conveyancing in Blakeney.
I own a terraced Georgian property in Blakeney. Conveyancing solicitor represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Virgin Money to clarify?
You need to 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 Blakeney 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 position with your conveyancing lawyer who conducted the conveyancing.
I am purchasing a new build house in Blakeney with a loan from Leeds Building Society. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this extras as it may adversely affect my mortgage with Leeds Building Society. 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.
Can you offer any advice when it comes to finding a Blakeney conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Blakeney conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Blakeney conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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How experienced is the practice with lease extension legislation? How many lease extensions has the firm carried out in Blakeney in the last year?
Blakeney Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
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Is there a share of the freehold? Who manages the building? Does the lease contain onerous restrictions?