How do I search for the right solicitor who can provide a 1st class service for our conveyancing in Blackburn?

Option 1 is to ask relatives who they experienced using in the past and if they were happy with the service.

Option 2 is to use a search tool on the internet for conveyancing in Blackburn. Pick up the phone to a couple or more firms from the list and ask them to forward you their conveyancing estimate and speak to the lawyer who will oversee your legal process prior tomaking your choice.

Third is to make use of this site to assist you in finding the right lawyers for you based on your individual expectations including location,timings, complexity and who the proposed lender is. Avoid the trap of appointing low cost conveyancing in Blackburn

I have given 2 months notice to my current landlord and must leave my rented apartment in Blackburn by the end of next month. Conveyancing on my purchase has just started. Can I complete in 4 weeks as I wish to avoid having to find short term accommodation?

It is unwise to serve notice on a rental unless exchange of contracts has taken place. If you have not already done so, speak to your conveyancer and request that they chase the owners side, try to an acceptable time-line that everyone will aim towards

When it comes to lenders such as Principality, do Blackburn conveyancers have to pay a fee to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

We had appointed solicitors locally in Blackburn on the HSBC solicitor panel. They are now charging me an additional amount for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. The charge is not dictated by HSBC but by your Blackburn property lawyer. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee and others do not.

I currently have a mortgage with Skipton for my property in Blackburn. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

You must advise Skipton before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.

My uncle has urged me to instruct his conveyancing solicitors in Blackburn. Should I choose my own conveyancer?

Much as we are happy to recommend a Blackburn conveyancing lawyer it’s preferable to select a conveyancing solicitor is to have referrals from friends or relatives who have used the firm you're considering.

A licensed conveyancer dealt with my conveyancing in Blackburn seven years ago and was holding my title documents but has since been shut down – how do I get hold of them?

Deeds, as such, no longer exist as most properties in Blackburn are registered digitally at Land Registry. If you need to prove ownership or are disposing of or re-mortgaging your conveyancer can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.