We are looking to buy a house and require a conveyancing solicitor in Blakeney who is on the Santander conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Blakeney.
My aunt passed away six months ago and as sole heir and executor I was left the house in Blakeney. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
If you intend to refinance then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
I moved into my house on 9 September and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Blakeney advises it will be concluded inside ten days. Are properties in Blakeney uniquely lengthy to register?
As far as conveyancing in Blakeney registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. At present approximately three quarters of such applications are completed in less than three weeks but occasionally there can be longer delays. Historically registration is effected after the new owner is living at the premises thus an expedited registration is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a property in Blakeney ahead of appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders will refuse to issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blakeney. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way can the Landlord & Tenant Act 1954 impact my business premises in Blakeney and how can your lawyers assist?
The particular law that you refer to provides protection to business tenants, granting the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Blakeney
Myself and my partner have just had an offer agreed on a flat and had meeting on Monday with the Post Office for the mortgage. They warned us that when it comes to selecting a conveyancer that if they are not on their approved panel of conveyancing practitioners then we will incur a further fee of £200. This is is due to the fact that they will then have to appoint a conveyancer to act for them in addition to the one we choose to act for ourselves and we assume responsibility for their fees. I have asked the Post Office to furnish me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?
You can enquire of the Post Office what their panel criteria is for a solicitor.Then ask the lawyer of your choice whether they meet the criteria and have they acted on loans for the Post Office historically. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please use our search facility and we should be able to identify a solicitor in Blakeney on the panel for the Post Office.