Am I correct in assuming that the fact that my conveyancer in Blyth is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Blyth conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
As someone unfamiliar with conveyancing in Blyth what’s your top tip you can give me concerning the ownership transfer in Blyth
You may not hear this from too many lawyers but conveyancing in Blyth or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the transaction. For example, the seller, estate agent and on occasion a lender. Appointing a solicitor for your conveyancing in Blyth an important selection as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to protect you.
Sometimes a third party with a vested interest will attempt to persuade you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your mortgage broker may try to convince you to do something that is against your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Blyth with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Due to the advice of my in-laws I had a survey completed on a house in Blyth in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to give a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blyth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blyth to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the estate of my uncle I am selling a residence in Swansea but reside in Blyth. My solicitor (approximately 200 miles from meneeds me to execute a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Blyth to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Blyth
Looking forward to sign contracts shortly on a ground floor flat in Blyth. Conveyancing lawyers inform me that they will have a report out to me next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Blyth should include some of the following:
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specifics of the parties to the lease, for example these could be the leaseholder, superior lessor, freeholder What options are open to you if a neighbour is in violation of a provision in their lease? You should be advised what constitutes a Nuisance as far as the lease is concerned You should have a good understanding of the insurance requirements Who has the liability for repairing the window frames
I am the registered owner of a garden flat in Blyth, conveyancing having been completed June 1999. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Blyth with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease ceases on 21st October 2083
With 57 years remaining on your lease we estimate the price of your lease extension to be between £28,500 and £33,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.