Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Blakelaw?

Two types of professional can carry out conveyancing in Blakelaw namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that required to complete the disposal or purchase of property. They are both duty bound to perform Blakelaw conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly carried out and that all necessary procedures should be accurately followed.

How can we know in advance if a Blakelaw conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Blakelaw obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.

I am purchasing a property in Blakelaw. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must comply with the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Blakelaw.

What will a local search reveal concerning the property we're buying in Blakelaw?

Blakelaw conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as PSG The local search plays a central part in most Blakelaw conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

Given that I will soon spend over three hundred thousand on a property in Blakelaw I would like to talk to a conveyancer about myhouse move before giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your property ownership legalities in Blakelaw.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Blakelaw should be the amount on the final invoice that you end up paying.

I am tempted by the attractive purchase price for a two apartments in Blakelaw both have in the region of 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Blakelaw is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most purchasers and lenders, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Blakelaw conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a 2 bed flat in Blakelaw, conveyancing formalities finalised July 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Blakelaw with an extended lease are worth £181,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2074

You have 50 years unexpired the likely cost is going to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

Me and my wife are first time buyers just having agreed a price on a property in Blakelaw, and are now looking to get solicitors lined up. I have used the various comparison tools and the fee estimates are from all over the England and Wales. Is it necessary to have a Blakelaw conveyancing practitioner local to your potential property? I am fine to do all the communicating over the web, but I am thinking at some stage we may need to physically go into the conveyancing practitioner's office to sign papers?

There is no requirement to physically visit the office of your property lawyer, they can post any relevant papers to you, which you can sign and send back. Many buyers and sellers choose to use a locally based solicitor, but it's by no means essential for conveyancing in Blakelaw.