Can you clarify what the consequences are if my solicitor is expelled from the Virgin Money Solicitor panel ahead of completing my conveyancing in Blackwood?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I am purchasing a property and the lawyer has mentioned Chancel Repair to which the property could be obligated to contribute to because it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Blackwood

Unless a prior acquisition of the premises completed after 12 October 2013 you may assume that lawyers handling conveyancing in Blackwood to continue to advocate a chancel search and or chancel repair liability insurance.

My step-father has recommend that I use his lawyers for conveyancing in Blackwood. Should I choose my own solicitor?

Much as we are happy to recommend a Blackwood conveyancing lawyer the best way to select a conveyancing solicitor is to seek recommendations from friends or relatives who have actually previously instructed the firm that you are considering.

We expect to complete the sale of our £475,000 garden flat in Blackwood next week. The management company has quoted £348 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Blackwood?

Blackwood conveyancing on leasehold apartments often necessitates the buyer’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be content to do so. They are at liberty to levy a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The administration charge invoiced by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. Reality however dictates that one has no option but to pay whatever is demanded if you want to complete the sale of your home.

Blackwood Conveyancing for Leasehold Flats - Sample of Queries before buying

It is important to be aware whether redecorating or some other significant cost is coming up that will be shared amongst the leasehold owners and will materially impact the level of the service costs or result in a specific invoice. How long is the Lease? Please note that where the lease has fewer than eighty years it will affect the value of the apartment. It is worth checking with your mortgage company that they are content with the length of the lease. A short lease means that you will most likely require a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Blackwoodlease extensions you will need to own the premises for 24 months before you are entitled to extend the lease.

I am seeking to purchase a repossessed property in Blackwood and the mortgagee in possession would like to complete inside a month. Do lawyers complete in this timeframe? Would it be better to instruct a local Blackwood firm or an online company that professes to complete quickly?

Visit your Blackwood shopping parade. Pop in to a couple of solicitor’s offices and ask to see a conveyancing solicitor for a quote. Explain your needs and get assurances on speed. Choose the firm that comes across as most genuine. You need to use a conveyancing practitioner on the list of conveyancing practitioners acceptable to your lender.