I had intended to instruct a conveyancing solicitor in Blackfriars for our house purchase. Our broker informed us that our mortgage lenders Santander won't deal with them. Surely this is unduly restrictive?
A decade ago most lenders had an appetite for risk which was higher than today. Almost all Blackfriars conveyancing firms would have been on many bank panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms relating to their operations and their employees and establishing certain criteria such a completing on a minimum number of conveyancing. Many Blackfriars conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Blackfriars is one of the hundreds of locations where the lawyers we recommend are members of the panel for Santander.
My partner and I have organised a further advance on our home loan from Barclays as we want to carry out alterations to our house in Blackfriars. Are we obliged to appoint a local Blackfriars solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays would not normally instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being problematic. The Blackfriars solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Virgin Money have agreed my mortgage in principle, my offer on a property in Blackfriars has been agreed to, what are the next steps?
The estate agent will need to be advised as to your property lawyer's details (ensure that the lawyers are on the bank’s panel). Call up Virgin Money or the financial adviser and complete any outstanding forms. Virgin Money will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Virgin Money will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Blackfriars.
Me and my brother have a 4 bedroom Georgian house in Blackfriars. Conveyancing lawyer represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blackfriars and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
I'm buying my first flat in Blackfriars with a mortgage from Platform Home Loans Ltd. The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my solicitor about the extras as it will affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My company is planning to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Blackfriars for below 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Blackfriars, including the sale and purchase of businesses as well as simply property. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right lawyer. Regarding the costs this will depend on the structure and nuances of the deal. Let us have your contact information or phone so as to enable us to provide you with comprehensive commercial conveyancing calculation.