Can you clarify what the consequences are if my solicitor is suspended from the Skipton Solicitor panel ahead of completing my conveyancing in Blakeney?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
This question may be naive but I am unseasoned as a 1st time purchaser of a ground floor flat in Blakeney. Do I collect the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Blakeney?
On the day of completion you will not be required to go to the conveyancers office in Blakeney. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.
Can I be sure that the Blakeney conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Blakeney getting recommendations is a sensible start. 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 recommend that you speak with the lawyer handling your conveyancing.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Blakeney solicitor on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
five months have gone by since my purchase conveyancing in Blakeney concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Blakeney differ for new build properties?
Most buyers of new build or newly converted property in Blakeney contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Blakeney tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Blakeney or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Blakeney and how can you help?
The particular law that you refer to gives security of tenure to business tenants, giving them the right to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Blakeney
In searching the world wide web for the phrase on line conveyancing in Blakeney it brings up numerous solicitorsin the vicinity. How do I determine which is the suitable conveyancing solicitor for the sale of my house?
The preferential way of seeking a suitable conveyancer is via trusted recommendation, so seek the opinion of colleagues and family who have acquired a property in Blakeney or the reputable estate agent or financial adviser. Costs for conveyancing in Blakeney differ, so it's advisable to obtain at least three quotes from different companies. Make sure that you clarify that the fees are fixed.