At long last a loan agreement from Santander for the remortgage of my single bedroom flat is coming any day now. Are you able to recommend a cheap conveyancing practitioner in Blackburn?

This site is not designed to aid those in their quest for a cheap conveyancing in Blackburn. We can offer you affordable conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint brokers offering the bait of ninety nine pound conveyancing in Blackburn. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in extras and still not receive the service expected.

When it comes to lenders such as Virgin Money, do Blackburn property lawyers incur a fee to be on the list of approved solicitors?

We are unaware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I am expecting a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Blackburn solicitors on the Nationwide conveyancing panel, or is it better to go independently?

You will need to appoint Blackburn solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

I have instructed a Blackburn solicitor having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blackburn postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Blackburn.

I am buying a new build flat in Blackburn. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Blackburn

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

My uncle has suggested that I use his conveyancers in Blackburn. Should I find my own property lawyer?

No doubt the best way to choose a conveyancing lawyer is to have feedback from friends or relatives who have experience in using the firm that you are are thinking of instructing.

I am looking at a couple of apartments in Blackburn both have approximately fifty years unexpired on the leases. Do I need to be concerned?

There are no two ways about it. A leasehold apartment in Blackburn is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the premises. The majority of purchasers and lenders, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Blackburn conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Blackburn Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Are there any major works anticipated that will add a premium to the maintenance fees? You will want to find out as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the cleanliness of the common parts. You should not be afraid to ask prospective neighbours what they think of them. In conclusion, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what it includes. The prefered form of lease structure is a share of the freehold. In this situation the lessees benefit from control and although a managing agent is frequently employed if the building is bigger than a house conversion, the managing agent is directed by the tenants.