We are hoping to buy a 1 bedroom flat in Blackwood with a mortgage. We like our Blackwood solicitor, but the bank advise he's not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel conveyancing practices or retain our Blackwood lawyer as well as pay for one of their panel ones to represent them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Blackwood conveyancing solicitor to apply to be on the conveyancing panel.
We are buying a property and need a conveyancing solicitor in Blackwood who is on the Clydesdale solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Blackwood.
There are plenty of conveyancing solicitors in Blackwood but how do I know who's good?
It would be unwise to be tempted by the cheapest Blackwood conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Blackwood bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Blackwood conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend in accordance with their specific requirements. Who do I believe?
As long as the property lawyer is on the mortgage company panel, they must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a flat in Blackwood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham 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 conveyancing practitioner is on the Nottingham conveyancing panel.
How difficult is it to swap solicitor as I have to retain one who is on the Norwich and Peterborough Building Society conveyancing list. I hired a family conveyancing solicitor in Blackwood round the corner but she is not accepted by Norwich and Peterborough Building Society
We will our best to assist in finding you a conveyancing solicitor in Blackwood on the Norwich and Peterborough Building Society panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Blackwood. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Blackwood.
Completion is due on the sale of our £225,000 flat in Blackwood next week. The landlords agents has quoted £348 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Blackwood?
Blackwood conveyancing on leasehold flats normally results in fees being raised by managing agents :
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Answering conveyancing due diligence enquiries
Where consent is required before sale in Blackwood
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a basement flat in Blackwood, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Blackwood with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease ceases on 21st October 2084
With only 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.