We are purchasing a property and need a conveyancing solicitor in Upper Clapton who is on the UBS conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Upper Clapton.
We're in Upper Clapton, FTBs buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Forgive me if this question is silly but I am unseasoned as a first time buyer of a garden flat in Upper Clapton. Do I receive the keys to the house on completion from my lawyer? If so, I will instruct a local conveyancing solicitor in Upper Clapton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
We are buying a 4 bedroom semi-detached house in Upper Clapton. Our aim is to convert the garage to a playroom at the house.Will the conveyancing process include investigations to ascertain if these works are allowed?
Your conveyancer should check the deeds as conveyancing in Upper Clapton can sometimes identify restrictions in the title documents which restrict certain works or necessitated the permission of a 3rd party. Some additions call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I am selling my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Upper Clapton solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I purchased a semi-detached Georgian property in Upper Clapton. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching address. Is it worth asking Barclays to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upper Clapton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
Should I go with a Upper Clapton conveyancing practitioner in close proximity to the house I am buying? We have a good friend who can deal with the legal formalities however her office is approximately 350kilometers drive away.
The benefit of a local Upper Clapton conveyancing firm is that you can drop in to execute documents, present your ID and apply pressure on them where appropriate. Having local Upper Clapton know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were happy that should trump using an unknown Upper Clapton conveyancing lawyer solely due to them being based in the area.
We are in the process of buying a apartment in Upper Clapton. Can the property lawyer have our purchase price a secret from sites such as Zoopla. How can this be achieved ?
HM Land Registry by statute are required to note price paid data on the official title for domestic properties countrywide which includes premises in Upper Clapton. The register of title is a public document, so the Land Registry would be breaching their statutory obligations excluded certain properties such as the one in Upper Clapton.
In essence you can ask HMLR to withhold the price paid data however the response will be a No.