Am I correct in assuming that the fact that my solicitor in Blackwall is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Blackwall conveyancing firm and ask them why they are no longer on the approved list for your bank.
When will exchange of contracts occur in residential conveyancing in Blackwall and am I required to be at the lawyers office?
If you are in close proximity to our conveyancing solicitors in Blackwall you are invited in to sign documents. However, the firms we work with offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you digitally. The executing of the contract is not the important part. A signed contract simply enables the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Blackwall)to be in the office available at the end of the phone to exchange contracts.
Just had an offer accepted on a new build flat in Blackwall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Blackwall
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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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.
Are there any apps to assist me to search for a Blackwall law firm on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the search on this website. Please pick a mortgage company and your location and you will see a number of Blackwall conveyancing lawyers based on proximity. We have detailed some Blackwall conveyancing firms towards the end of this page and you can call them to check whether they are on the Norwich and Peterborough Building Society approved list
I’m about to sell my basement apartment in Blackwall. Conveyancing solicitors are to be appointed soon, but I have just received a yearly maintenance charge invoice – Do I pay up?
It best that you clear the service charge as usual given that all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a first floor flat in Blackwall. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the price.
An example of a Freehold Enfranchisement case for a Blackwall property is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case related to 3 flats. The number of years remaining on the existing lease(s) was 101.61 years.
I bought a house in Blackwall last 15/12/2023 and to date it is still not registered with HMLR. It is part of a new estate and my conveyancing practitioner told me that it may take 12 months to complete the registration formalities. I have called HMLR directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your lawyer that you really need to get in touch with in order to satisfy any concerns which have been raised as part of the registration formalities for your Blackwall property. Normal Blackwall conveyancing practice includes an undertaking on the part of the previous owner’s property lawyer that they will assist in resolving any registration raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.