As a FTB what is the most important advice you can give me concerning purchase conveyancing in Blackwall?
Not many law firms shout this from the rooftops but conveyancing in Blackwall and elsewhere in London is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of room for conflict between you and other parties involved in the transaction. For instance, the seller, estate agent and even potentially a bank. Appointing a lawyer for your conveyancing in Blackwall is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to act in your legal interests and to protect you.
There is a worrying creep in the "blame" culture- someone has to be at fault for the process being so protracted. You must always trust your lawyer above all other parties when it comes to the legal transfer of property.
Are all Blackwall Conveyancing Quality Solicitors on the RBS conveyancing panel?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
When it comes to mortgage companies such as Virgin Money, do Blackwall property lawyers incur a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We had instructed conveyancers locally in Blackwall on the Kent Reliance solicitor approved list. They have just billed me a separate sum for handling the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Kent Reliance but by your Blackwall conveyancer. Some firms on the Kent Reliance panel will quote an ‘acting for lender’ fee and others do not.
I used Arc property Solicitors a few years ago for my conveyancing in Blackwall. Now, I need the documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blackwall of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a property in Blackwall prior to retaining lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some banks may not grant a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Blackwall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blackwall to see if the conveyancing will be more expensive.
My brother has suggested that I appoint his lawyers for conveyancing in Blackwall. Should I use them?
There are no two ways about it the ideal way to select a conveyancing solicitor is to seek referrals from friends or family who have actually used the firm you're contemplating using.
I've found a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Blackwall. Conveyancing lawyers have not yet been appointed. Will they explain the issues?
Most houses in Blackwall are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Blackwall so you should seriously consider shopping around for a Blackwall conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer should report to you on the legal implications.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Blackwall conveyancing firm to help?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to judgment on the price.
An example of a Freehold Enfranchisement case for a Blackwall premises 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 unexpired term as at the valuation date was 101.61 years.