My mortgage broker has asked me for my Wapping lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have contacted my local Wapping office but they cant find it on their system.
You are best placed to get this information from your Wapping property lawyer . They maintain a central record lender panel numbers.
It is 10 years ago since I purchased my home in Wapping. Conveyancing solicitors have recently been instructed on the sale but I am unable to locate my title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be kept by the lender or they may still be with the lawyers who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Wapping involves registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather use a Wapping based conveyancing firm?
Do check but the chances are that give you one of their panel conveyancers should you accept the "fee-free" incentive. Call the mortgage company and check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Wapping.
Various online forums that I have come across warn that are a common reason for delay in Wapping house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Wapping.
How do I identify a Wapping solicitor on the Barclays Direct conveyancing panel? I have wheels and am happy to travel upto 25kilometers to meet the conveyancer.
You can use the facility on this website. Please select a mortgage company and your location and you will see a number of Wapping conveyancing lawyers located nearest you. We have listed some Wapping conveyancing firms at the bottom of this page and you can call them to see if they are on the Barclays Direct member panel
I have recently realised that I have Fifty years unexpired on my lease in Wapping. I now wish to extend my lease but my freeholder is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. In some cases a specialist may be useful to carry out a search and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Wapping.
Following years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Wapping. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the premium.
An example of a Freehold Enfranchisement decision for a Wapping property is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case was in relation to 41 flats. The number of years remaining on the existing lease(s) was 107 years.