I am under pressure from the executor of a property in Blackfriars to sign contracts within four weeks. What can I do to expedite matters?

In a situation where you are under a tight deadline to complete we would recommend that your solicitor is familiar with the location as they will have local relationships and knowledge. It is even conceivable that they may have conducted previousproperties in the same neighbourhood. Therefore consider using a Blackfriars conveyancing firm. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that nearly one in five of Blackfriars conveyancing transactions are suspended or jeopardised after discovering a purchaser’s lawyer was not on their banks list of approved solicitors. This can often result in the home move being held up by almost three weeks. It is said that this issue affects approximately one hundred thousand home moves annually. Most Blackfriars conveyancing firms can not act for certain lenders so do check at the outset.

Is there a list of Leeds Building Society panel conveyancers in Blackfriars on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings visible over the internet. If you are seeking to appoint a Blackfriars property lawyer on the Leeds Building Society please make the most of our tool.

I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Blackfriars solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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 house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Blackfriars solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Blackfriars surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Blackfriars. Conveyancing is necessary evil 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.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Blackfriars

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Am I better off to instruct a Blackfriars conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can perform the conveyancing but they are based 300miles away.

The primary upside of using a local Blackfriars conveyancing firm is that you can drop in to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Blackfriars know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should surpass using an unknown Blackfriars conveyancing lawyer just because they are round the corner.

My wife and I expecting to exchange on the purchase a house in Blackfriars but as a consequence of wreckage from the recent storms I have agreed recompense from the current proprietors of £2k in the form of a deduction in the price. This was going to be addressed as part of the conveyancing process however the bank will not permit this. Why were they informed?

The conveyancer listed on a bank conveyancing panel is obliged to inform the bank of any amendments to the purchase price. In the event that you did not allow your conveyancer to report the price change to your lender then they would have no choice but to discontinue acting for you and the lender.