I am expecting a mortgage with Santander. I would like to retain the legal services of a Licensed Conveyancer in Blakeney. Does the Santander Conveyancing panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Blakeney. Conveyancing is necessary evil 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 is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Blakeney

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.

I am looking for a conveyancing lawyer in Blakeney for my house move. Is it possible to review a firm’s record with the profession’s regulator?

You can review presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor call for training purposes.

Having had my offer accepted I require leasehold conveyancing in Blakeney. Before I get started I want to be sure as to the remaining lease term.

Assuming the lease is recorded at the land registry - and almost all are in Blakeney - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Blakeney Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

If a Blakeney lease has fewer than 80 years it will affect the salability of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would need to own the premises for two years in order to be legally able to carry out a lease extension. Best to be warned whether a new roof is being put on or some other major work is pending that will be shared amongst the leasehold owners and could well materially increase the the maintenance charges or result in a one off invoice. The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this scenario the leaseholders enjoy being in charge if their destiny and even though a managing agent is usually employed where it is bigger than a house conversion, the managing agent retained by the leaseholders.

I require the services of a bank panel solicitor in Blakeney. Can you assist?

Unfortunately it’s not apparent why you need a Blakeney panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Blakeney are on their panel . If you do find such a firm in Blakeney not listed please direct them to our site to list. After all the cost is only one £1 a month