Me and my partner are about to exchange buying a house in Blackwall but as a result of damage from some water damage at the property I have managed to agree recompense from the owner in the sum of £2k taking the form of a reduction in the price. This was going to be addressed as part of amending the contract however Lloyds will not agree to this. Why were they informed?
Any conveyancer being on the Lloyds approved list is obliged to inform Lloyds of any variations to the purchase price. If you prohibit your conveyancing practitioner to report the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancer for your conveyancing in Blackwall.
We are looking to buy a house and require a conveyancing solicitor in Blackwall who is on the Nationwide conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Blackwall.
Last month we had a mortgage agreed in principle with Virgin Money. Blackwall conveyancing solicitors are appointed. How long does it take for Virgin Money to send the offer to the property lawyer?
Some lenders take longer than others. Have Virgin Money completed the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The mortgage over my property is with Santander for my property in Blackwall. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being pedantic. The Blackwall solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I got the keys to my house on 6 August and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Blackwall advises it will be dealt with inside ten days. Are properties in Blackwall uniquely lengthy to register?
As far as conveyancing in Blackwall is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and whether the Land registry need to notify any interested persons or bodies. Currently in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration takes place after the purchaser is living at the property therefore an expedited registration is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
Should I be wary that 3rd parties that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Blackwall conveyancing company?
As with many professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to choose. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the endorsement. You are at liberty to choose your own conveyancer. Don't forget that the majority of banks operate an approved list of conveyancers you are obliged to use for the lender related work in your conveyancing.
Should one remove a departed person's details from the title deeds for a property in Blackwall?
If a Blackwall property is jointly owned and one of the owners passes away, their name will not immediately be removed from the title deeds. It is not necessary to amend the title as in the event of a sale you would simply be asked to evidence as to the reason the co owner is missing from the contract, such as the probate documents.
With a view to making things simpler in the future you can arrange to have the deceased party erased from the title by submitting an application to HM Land Registry with proof of the death. There is no fee from the Registry for this service.