I am buying a property mortgage free in Wapping. I have lived for the last dozen years in Wapping. Conveyancing searches are a lot of money. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Wapping conveyancing searches are non-obligatory. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but he is duty bound to do this. Do bear in mind; if you are likely to dispose of the house at a future date, it could be of relevance to your future buyer what the searches contain. On occasion properties with day to day issues can still reveal adverse search results. A good conveyancing solicitor in Wapping should be able to give you some sensible guidance in this regard.
Are the BSA intent on creating a searchable register to list practices on the Earl Shilton BS conveyancing panel for example in Wapping?
We are not aware of any intention on the part of the BSA to develop such a search facility.
Can I be sure that the Wapping conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Wapping obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
We were going to get a DIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Wapping solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Wapping solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I recently had an offer agreed on a house in Wapping. My mortgage broker suggested a solicitor. I paid an upfront payment of £200. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I understand that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a residence in Wapping? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this applicable for conveyancing in Wapping?
Unless a previous purchase of the house took place after 12 October 2013 you can assume that lawyers conducting conveyancing in Wapping to remain encouraging a chancel search and or insurance against a claim.
I am buying my first flat in Wapping with a mortgage from Clydesdale. The builders refused to move on the price so I negotiated 6k of extras instead. The sale representative told me not disclose to my conveyancer about the deal as it would impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Can you offer any advice when it comes to finding a Wapping conveyancing firm to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Wapping conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Wapping conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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What are the charges for lease extension work? How many lease extensions have they carried out in Wapping in the last twenty four months?
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. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the price payable.
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 related to 41 flats. The remaining number of years on the lease was 107 years.