My financial adviser has requested my Wapping law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have tried my local Wapping office but they cant find it on their system.
You are best placed to get this information from your Wapping lawyer . They keep a central record lender panel numbers.
My Wapping solicitor has identified a difference between the information in the home valuation survey and what is in the legal papers for the property. My lawyer informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am buying a new build flat in Wapping. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Wapping you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Wapping.
I am looking for a ground for flat up to £305k and identified one close by in Wapping I like with open areas and station nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Wapping suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
In my capacity as executor for the will of my grandfather I am selling a property in Monmouth but live in Wapping. My solicitor (who is 300 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Wapping to attest this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Wapping
I own a leasehold flat in Wapping. Conveyancing and Bank of Ireland mortgage are in place. I have received a letter from someone saying they have taken over the freehold. 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. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Wapping conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the leaseholder of a first floor flat in Wapping. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Wapping conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal 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 related to 41 flats. The unexpired residue of the current lease was 107 years.