Are all Blandfordum Conveyancing Quality Solicitors on the Santander conveyancing panel?

Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

We had appointed solicitors based in Blandfordum on the Leeds Building Society solicitor panel. They are now charging me a further sum for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. This fee is not dictated by Leeds Building Society but by your Blandfordum property lawyer. Plenty of firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

My wife and I are at the point of looking at flats in Blandfordum and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Co-operative.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.

My partner and I are downsizing from our home in Blandfordum and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Blandfordum conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Blandfordum. We have lived in Blandfordum for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Me and my brother own a semi-detached Victorian house in Blandfordum. Conveyancing practitioner acted for me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blandfordum and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.

About to purchase a new build flat in Blandfordum. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Blandfordum

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I am selling my property. My previous lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Blandfordum if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Blandfordum. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.