We are buying a property in Blackfen. It might be a silly question but how we can trust a lawyer? On completion day we have to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Blackfen lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Blackfen. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have recentlybecome aware that Action Conveyancing have been shut down. They carried out my conveyancing in Blackfen for a purchase of a freehold house 9 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Blackfen conveyancing specialists.
How does conveyancing in Blackfen differ for new build properties?
Most buyers of new build premises in Blackfen approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Blackfen typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Blackfen or who has acted in the same development.
I am on look out for some leasehold conveyancing in Blackfen. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is registered - and most are in Blackfen - then the leasehold title will always include the basic details 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.
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Blackfen. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price payable.
An example of a Lease Extension decision for a Blackfen premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.
I bought a house in Blackfen last 11/9/2023 and to date it is still not recorded with the Land Registry. It is part of a new estate and my solicitor told me that it may take one year to register. I have called HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your property lawyer that you must turn to here in order to satisfy any questions which have been raised as part of the registration process for your Blackfen property. Normal Blackfen conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will assist in resolving any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.