I have just been advised by my mortgage adviser that my Blakeney solicitor is not on the mortgage company Conveyancing panel. What can I do to check?
The best course of action for you to take is to contact your Blakeney lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they may recommend you to a Blakeney conveyancing practice that is on the approved list of lawyers for your lender.
At what point will exchange of contracts take place for purchase conveyancing in Blakeney and am I required to be at the lawyers office?
If you are local to our conveyancing solicitors in Blakeney you are welcome to attend to sign contracts. That being said, the firms we work with supply a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you by post or email. The executing of the sale agreement is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Blakeney)to be in the office at the appropriate time.
I had intended to instruct a property lawyer in Blakeney for our house move. Our broker has since advised us that our mortgage company Clydesdale won't deal with them. Why is this not regarded as unfair competition?
A lender may require an approved solicitor act for it. You would be liable to bear the cost of this. Do use our directory service to locate a solicitor to carry conveyancing in Blakeney on the Clydesdale conveyancing panel.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Blakeney bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Blakeney conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancer has to follow the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After weeks of negotiation I have agreed a price on an apartment in Blakeney. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. Shortly after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Leeds Building Society 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 Leeds Building Society 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.
Intending to buy a maisonette in Blakeney. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Blakeney conveyancer is on the RBS conveyancing panel.
My partner and I are planning on selling our property in Blakeney and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Blakeney. Having lived in Blakeney for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have just started marketing my basement apartment in Blakeney. Conveyancing lawyers have not yet been instructed, however I have recently received a yearly service charge demand – what should I do?
The sensible thing to do is discharge the maintenance contribution as you normally would as all ground rent and maintenance charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I invested in buying a basement flat in Blakeney, conveyancing formalities finalised in 2000. How much will my lease extension cost? Corresponding flats in Blakeney with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2091
With 70 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.