Please could you suggest a Yorkshire Building Society sanctioned Blakeney conveyancing solicitor finish our house move within under 3 weeks? Am I best advised to go for a local Blakeney practice or an online firm?
We would be happy to suggest some excellent Blakeney conveyancing firms. You can also walk up the high street in Blakeney. Go in to a couple of law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your deadline together with your reasons and get a commitment on speed. Select the lawyer that you are most comfortable with.
Is it the case that all Blakeney CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
Some major banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
I am buying a property in Blakeney. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
Given that you are obtaining a mortgage with Principality your lawyer must check the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Principality where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Blakeney.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The Blakeney solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My relative suggested that if I am purchasing in Blakeney I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Blakeney conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Blakeney around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Blakeney Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Blakeney Education with plans and statistics, Local Amenities and other useful data about Blakeney.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who dealt with the conveyancing in Blakeney 5 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to hold title official documentation to prove you own the land or property, given that the Land Registry have everything they need in a digital format.
I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Blakeney I like with amenity areas and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Blakeney suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan that many years may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
Having checked my lease I have discovered that there are only Fifty years left on my lease in Blakeney. I now want to extend my lease but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to find the freeholder. In some cases an enquiry agent may be helpful to carry out a search and to produce a report which can be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the application to the County Court covering Blakeney.
I am the registered owner of a 1 bedroom flat in Blakeney, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Blakeney with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2089
With only 67 years unexpired the likely cost is going to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.