I require conveyancing for a flat in a relatively new development (6 years built) in Rotherhithe. The vast majority the properties have already been disposed of. Is it really necessary to order local searches as part of conveyancing in Rotherhithe?
You would be taking a significant risk in refusing to carrying out Rotherhithe conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. Where speed and price are top of your issues you should consider with your conveyancer about the option of search insurance
It is is a decade since I purchased my property in Rotherhithe. Conveyancing lawyers have now been appointed on the sale but I can't locate my deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they could be archived with the solicitor who oversaw the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Rotherhithe relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is not insurmountable.
I recently had an offer accepted on an apartment in Rotherhithe. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £150. A few days later, the lawyer called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rotherhithe solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 Rotherhithe 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.
My offer on a semi in Rotherhithe has been agreed to, the sellers do however have an associated purchase. The vendors have offered on a property, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Rotherhithe. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Rotherhithe conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Bank of Ireland approved list. Regarding the subsequent phase this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a buoyant market the majority of purchasers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.
I have been told that property searches are the main cause of delay in Rotherhithe conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Rotherhithe.
About to purchase a new build apartment in Rotherhithe. 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.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Rotherhithe
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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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been pointed in your direction by two or three local property agents in Rotherhithe to get a quote from a property lawyer on your site. Is there a financial upside for Estate Agents to offer your services over and above alternative conveyancing organisations?
We refuse to make any commission for directing people our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.