Is the fact that my solicitor in Wapping is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Wapping conveyancing practice and enquire why they are no longer on the approved list for your bank.
We see that you have a search directory listing firms on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Wapping?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wapping.
We hope to to purchase with Coventry BS. I called into a few high street companies yet am unable to find a Wapping conveyancing firm on the Coventry BS panel. Can you assist?
Please do take advantage of the search tool on this site. Please choose the building society and type Wapping or your location and you will be presented with numerous conveyancers based in Wapping or near you.
How does conveyancing in Wapping differ for newly converted properties?
Most buyers of new build property in Wapping come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Wapping typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wapping or who has acted in the same development.
Back In 2003, I bought a leasehold flat in Wapping. Conveyancing and Yorkshire Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Wapping who acted for me is not around. Any advice?
First contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Wapping conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Having spent years of dialogue we are unable to 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?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Freehold Enfranchisement decision for a Wapping flat 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 unexpired term as at the valuation date was 107 years.
Online reading suggests that Wapping solicitors are more costly than Wapping conveyancers in Wapping when it comes to purchasing a property. Am I better off using a conveyancer or a solicitor where I am buying for my home move in Wapping.
When it comes to conveyancing in Wapping the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.