I am expecting a AIP from UBS 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 UBS recommend any Blackwall solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Blackwall solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Blackwall lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Blackwall. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I require expedited conveyancing in Blackwall as I have pressure to complete in less than 2 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are are a cash buyer you are at free not to have searches conducted although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Blackwall the following are examples of what can crop up and therefore impact future saleability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
It has been 2 months following my purchase conveyancing in Blackwall took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Taking into account that I am about to part with 450k on 3 bedroom house in Blackwall I wish to have a conversation with the lawyer regarding thehouse move ahead of instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your property ownership legalities in Blackwall.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Blackwall should be the amount on the final invoice that you end up paying.
We're first time buyers - agreed a price, but the property agent informed us that the vendor will only issue a contract if we instruct the agent's chosen solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Blackwall
We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Blackwall conveyancing lawyers - as opposed tothe ones that will give their negotiator at the agency a commission or hit his conveyancing thresholds demanded by senior management.
Why can't I complete my conveyancing in Blackwall on May bank holiday?
This is due to the fact that on completion the purchase price needs to pass between the banks of the purchaser and owner’s conveyancer and at present this can only happen on a business day. So you can't complete on a weekend either.