Having invested time reviewing mumsnet.com for a high-quality solicitor in Blakelaw, many post that I must use a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Blakelaw is one of the many areas in England and Wales where there are CQS solicitors.
We had chosen conveyancing lawyers locally in Blakelaw on the Leeds Building Society solicitor approved list. They are now charging me a further sum for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. The fee is not set by Leeds Building Society but by your Blakelaw property lawyer. Plenty of firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
Can I be sure that the Blakelaw conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Blakelaw getting recommendations is a sensible 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 which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.
I have decided to exercise my right to buy my property in Blakelaw off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
Due to the encouragement of my in-laws I had a survey completed on a property in Blakelaw before instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies will not give a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blakelaw. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blakelaw to see if the conveyancing will be more expensive.
I am downsizing from my home. My previous conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Blakelaw if that affects matters.
You should use our search tool to help you choose a solicitor for your conveyancing in Blakelaw. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
My wife and I may need to sub-let our Blakelaw basement flat temporarily due to a career opportunity. We used a Blakelaw conveyancing firm in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Blakelaw do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a 2 bed flat in Blakelaw, conveyancing was carried out December 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Blakelaw with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease ends on 21st October 2069
You have 50 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.