I plan on buying a ground floor flat in Blakelaw. My lawyer is not listed on the bank approved panel. Can I still use my Blakelaw conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?

One must have a conveyancing practitioner to complete the legal work required when you need a mortgage to purchase your home. They will carry out all the essential investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in order. You may appoint a Blakelaw solicitor of your choosing. However, if the conveyancing practitioner selected is not on the lender solicitor panel additional fees will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so provided your conveyancer has not historically applied for membership they should take the opportunity to apply.

Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Blakelaw so that I can attend their offices if necessary.

Whereas this was necessary 15 years ago, the vast majority mortgage companies no longer oblige their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still manifest advantages to instructing a locally based practitioner, in your situation a conveyancing solicitor in Blakelaw.

My wife and I are intent on selling our house in Blakelaw and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Blakelaw conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Blakelaw. We have lived in Blakelaw for six years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Just had an offer accepted on a new build flat in Blakelaw. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Blakelaw

Please confirm the Lease plans are architect prepared. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Looking forward to complete next month on a garden flat in Blakelaw. Conveyancing lawyers have said that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Blakelaw should include some of the following:

Defining your legal entitlements in relation to common areas in the building.For instance, does the lease contain a right of way over an accessway or hallways? Are pets allowed in the flat? The unexpired lease term. You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years Your lawyers should enable you to have an understanding of the insurance obligations The total extent of the demise. This will be the property itself but could also include a roof space or cellar if applicable.

I acquired a garden flat in Blakelaw, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Blakelaw with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2099

With 74 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.