Can the conveyancing lawyers to be found on your site carry out auction conveyancing in Blackheath?

We know of a few niche solicitors we can connect you with those who can conduct auction conveyancing. Blackheath is just one of hundreds of areas of where our lawyers cover.

When it comes to mortgage companies such as HSBC, do Blackheath solicitors have to pay a fee to be on the conveyancing panel?

We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I am selling my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being a right pain. The Blackheath solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

I have instructed a Blackheath solicitor having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 property 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 Blackheath postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Blackheath.

I need some quick conveyancing in Blackheath as I am under a deadline to complete in less than 4 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are are a cash buyer you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Blackheath the following are examples of what can crop up and therefore impact future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...

My wife and I have a renovated Edwardian house in Blackheath. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same address. 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 for 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 Blackheath and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.

I am hoping to put an offer on a small detached house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Blackheath. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Blackheath ?

Most houses in Blackheath are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Blackheath in which case you should be shopping around for a Blackheath conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer should appraise you on the various issues.

Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Blackheath. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the amount due.

An example of a Lease Extension case for a Blackheath residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case related to 2 flats. The unexpired term as at the valuation date was 72 years.