Is it the case that all Spitalfields solicitor practices on the UBS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such practice would be governed by the CLC.
My wife and I have organised a further advance on our home loan from Skipton as we intend to carry out improvements to our home in Spitalfields. Are we obliged to choose a high street Spitalfields solicitor on the Skipton conveyancing panel to deal with the legals?
Skipton do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
We were going to get a OIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Spitalfields solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Spitalfields solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
We are purchasing a property and the conveyancer has mentioned Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this really required for conveyancing in Spitalfields
Unless a prior purchase of the property completed post 12 October 2013 you may expect conveyancing practitioners carrying out conveyancing in Spitalfields to remain recommending a chancel search and or chancel repair liability policy.
It has been 3 months since my purchase conveyancing in Spitalfields took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 property 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Spitalfields is the location of the property. Is there any advice you can give?
Flying freeholds in Spitalfields are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Spitalfields you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Spitalfields may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How can the Landlord & Tenant Act 1954 impact my business premises in Spitalfields and how can your lawyers assist?
The particular law that you refer to affords security of tenure to business leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Spitalfields is one of our many locations in which our lawyers are based
I am a couple of weeks into a freehold purchase having been referred to solicitors by the estate agent to perform conveyancing in Spitalfields. I am am starting to be frustrated with the level of service. Could you help me find new lawyers?
They would have to be very poor in order to consider changing them. Has the mortgage been generated? In the event that it has you must inform them of the new conveyancer and get the loan are re-sent. Your new solicitor ideally should be on the lenders panel to avoid added charges and delays. So that should be your first question of the new lawyers. The find a solicitor tool can assist you in finding a bank approved conveyancer for your conveyancing in Spitalfields