Would the conveyancing lawyers that are recommend carry out auction conveyancing in Blackwell?

There are a few auction solicitors we can connect you with those specialising in auction conveyancing. Blackwell is just one of our areas of where our lawyers have offices.

I am expecting a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Blackwell solicitors on the Barclays conveyancing panel, or is it better to go independently?

You will need to appoint Blackwell solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I am selling my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Blackwell solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Blackwell solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blackwell postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Blackwell.

How does conveyancing in Blackwell differ for new build properties?

Most buyers of new build residence in Blackwell come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Blackwell tend to purchase 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 used to new build conveyancing in Blackwell or who has acted in the same development.

Am I right to be concerned by estate agents that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Blackwell conveyancing firm?

As is the case with lots of service providers, often suggestions from family and friends can be most helpful. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks might all put forward conveyancers to retain. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the endorsement. You are at liberty to choose your preferred lawyer. However, bear in mind that most lenders specify a panel list of lawyers you must use for the mortgage related work in your conveyancing.

I work for a long established estate agent office in Blackwell where we see a number of flat sales put at risk as a result of short leases. I have been given contradictory information from local Blackwell conveyancing solicitors. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a 2 bed flat in Blackwell, conveyancing was carried out in 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Blackwell with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2077

With 53 years left to run we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.