I have given 2 months notice to my current landlord and have to leave my rented flat in Blackfen by 3/2/2026. Conveyancing on my purchase has just started. Can I complete in 4 weeks as don't want to have to move into temporary accommodation?

It is unwise to provide notice on a rental until exchange of contracts has taken place. Assuming that you have not already done so, speak to your solicitor and request that they chase the other solicitors, try to get a realistic time scale from them that all parties will work towards

We see that you have a post code search directory listing firms on the Barclays conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Blackfen?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blackfen.

Is it correct that all Blackfen CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?

It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

We were going to get a DIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Blackfen solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

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

Nationwide have agreed my home loan in principle, my bid on a property in Blackfen has been agreed to, what are the next steps?

The property agent will want to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Call up Nationwide or the financial adviser and complete any outstanding documentation. Nationwide will sellect a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Nationwide will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Blackfen.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Blackfen is the location of the property. Is there any guidance you can give?

Flying freeholds in Blackfen are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackfen you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackfen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have just started marketing my garden apartment in Blackfen. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal because all ground rent and service invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Blackfen. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We are happy to put you in touch with a Blackfen conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Blackfen premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.