Please help. My Blackwood conveyancer is advising me that he is legally obliged toconduct Blackwood conveyancing searches stemming from the fact thatthe firm are on the Nat Westconveyancing panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Blackwood conveyancing searches.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Blackwood. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Nottingham will require that you use a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
I am helping my niece sell her house in Blackwood. Does the solicitor commission the EPC or should I organise this?
Following the abolition of HIPs, energy assessments was retained a compulsory component of moving property. An energy assessment needs to be commissioned before the property is marketed. This is not a task that solicitors ordinarily arrange. If you are using a Blackwood conveyancing practitioner they may help arrange energy performance certificates given their contacts with reputable local energy assessors
I have been told by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Blackwood?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.
Planning on purchasing a maisonette in Blackwood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Blackwood solicitor is on the Leeds Building Society conveyancing panel.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Blackwood is the location of the property. Is there any advice you can give?
Flying freeholds in Blackwood are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackwood you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackwood 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 premises.
My husband and I are selling a Blackwood bungalow left to us seven years ago in 2012. I have over 15 years conveyancing know-how and, now retired, intend to do my own legal work. The buyer's property lawyer has informed me that their Lenders will not allow you to do your own conveyancing insisting the funds to be transferred to a solicitor's bank account.
Lending instructions to lawyers from all CML members state that If the vendor does not have legal representation the buyer’s lawyers should check whether the mortgage company needs to be told so that a decision can be reached if they are willing to move forward.