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Find a Blackfen Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Blackfen? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Blackfen transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Blackfen conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Blackfen

A mortgage offer from NatWest for the remortgage of my 4 bedroom maisonette is expected any day now. Could you put forward a low cost conveyancing lawyer in Blackfen?

This site is not designed to aid those in their quest for a cheap conveyancing solicitors in Blackfen. Our aim is to provide cost effective conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers enticing you with ninety nine pound conveyancing in Blackfen. At best, in choosing a lawyer for low cost conveyancing, you will earn what you pay for and at worst it will result in you being stung for extras and still not end up with the service required.

Me and my partner are purchasing a house in Blackfen. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to put our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Is it correct that all Blackfen CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved firms?

It is true that some banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being difficult. The Blackfen solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was pointed in your direction by three or four local estate agents in Blackfen to locate a conveyancer on your site. Is there a financial advantage for Estate Agents to offer your lawyers over another?

We don’t give any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

My husband and I are first time buyers - agreed a price, but the estate agent advised that the seller will only go ahead if we appoint the agent's preferred solicitors as they want a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Blackfen

It is highly unlikely the sellers are driving this. Should the owner desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Blackfen conveyancing solicitors - not the ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing figures set by senior management.

I have just appointed agents to market my ground floor apartment in Blackfen. Conveyancing has not commenced, but I have just received a half-yearly service charge demand – Do I pay up?

The sensible thing to do is clear the service charge as normal given that all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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.

I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Blackfen conveyancing firm to represent me?

if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to assess the amount due.

An example of a Lease Extension case for a Blackfen property 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 related to 1 flat.

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