I have been recommended a conveyancing solicitor in Woolwich. I need to find out if they are on the Lloyds TSB Bank conveyancing panel. Can you advise?
The first thing you should do is e-mail your lawyer and enquire if they can act for the bank. Alternatively you should get in touch with Lloyds TSB Bank who may be able to assist.
A relative informed me that in purchasing a property in Woolwich there may be a number of restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in Woolwich which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Woolwich should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Kent Reliance, do Woolwich lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am currently in the process of buying my council flat in Woolwich. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Woolwich.
Flooding is a growing risk for conveyancers conducting conveyancing in Woolwich. There are those who purchase a property in Woolwich, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Woolwich. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine whether the property has historically flooded. If flooding has previously occurred and is not notified by the vendor, then a buyer could issue a legal claim for losses resulting from an incorrect response. The buyer’s lawyers should also order an enviro report. This should reveal whether there is any known flood risk. If so, further investigations should be initiated.
I own a terraced Edwardian property in Woolwich. Conveyancing solicitor acted for me and Birmingham Midshires. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Birmingham Midshires to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Woolwich and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who conducted the work.
How does conveyancing in Woolwich differ for newly converted properties?
Most buyers of new build property in Woolwich approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Woolwich usually purchase the site, 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 conveyancing solicitors 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 Woolwich or who has acted in the same development.
Are there any compelling benefits to choosing a high street solicitor in Woolwich
Home movers in Woolwich select a nearby high street property lawyer so that they can visit in the event that they have problems, and to collect documents without using the Royal Mail.
There is a distinct benefit when opting for a conveyancer local to a property you are buying, due to the familiarity of the area and possible local issues - nevertheless this is debatable. The majority of conveyancers carry out their work by way of email and could be based anywhere.