Having been referred to your web site we were going to go ahead with a conveyancing solicitor in Blackburn endorsed on your site but have come across some other fee calculations on the internet appear less pricey – why is this?

There are hundreds of solicitors offering what appear to be the cheapest conveyancing in Blackburn. We would urge you to think twice about how much you respect your own move to want to be penny wise pound foolish concerning the quality of the legal work. Some embed additional charges well inside the terms and conditions. The conveyancers that we put forward for conveyancing in Blackburn will notdo this.

Due to complete my purchase in Blackburn next Tuesday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not unique to conveyancing in Blackburn.

I happen to be the single beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Blackburn. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in January. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view lenders take of it, depend on the lender as this provision chiefly exists to capture the purchase and immediately sell or the quick reselling of properties.

The mortgage over my property is with Nottingham for my property in Blackburn. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Your original mortgage agreement with Nottingham will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel firm.

The formalities of my purchase has taken place for my property in Blackburn. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I need to find a conveyancing solicitor for leasehold conveyancing in Blackburn. I have chance upon a web site which seems to have the perfect solution If it is possible to get all formalities done via email that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I’m about to sell my garden apartment in Blackburn. Conveyancing has not commenced, but I have recently had a quarterly service charge invoice – Do I pay up?

It best that you clear the service charge as normal as all rents and service invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Blackburn - Examples of Queries before buying

Make sure you investigate if the the lease contains any unreasonable restrictions in the lease. For instance it is very common in Blackburn leases that pets are not permitted in in a block in Blackburn. If you like the flatin Blackburn however your dog can’t live with you then you will be faced hard choice. How much is the service charge and ground rent on the apartment? Is the freehold reversion owned collectively by the leaseholders?