Forgive me if this question is silly but I am unseasoned as a first time buyer of a garden flat in Blackwall. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Blackwall?
On the day of completion you will not be required to go to the conveyancers office in Blackwall. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and once they have received this, you should be called to pick up the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I am purchasing a end of terrace house in Blackwall. Our aim is to carry out a loft conversion at the house.Will legal conveyancing on the property include investigations to see if these alterations are permitted?
Your solicitor will review the registered title as conveyancing in Blackwall will sometimes reveal restrictions in the title documents which prevent certain alterations or need the permission of a 3rd party. Many extensions call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Blackwall solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a property in Blackwall? or Apparently there is a law dating back centuries that means some owners of property living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Blackwall?
Unless a prior acquisition of the property took place after 12 October 2013 you could assume that lawyers conducting conveyancing in Blackwall to continue to propose a a chancel search and or chancel repair liability insurance.
I used Stirling Law several years past for my conveyancing in Blackwall. Now, I need the files however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blackwall of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Blackwall with a mortgage from Bank of Scotland. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not inform my solicitor about this side-deal as it could put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it possible to swap solicitor as I need to choose a firm on the Skipton Building Society conveyancing panel. I hired a high street conveyancing solicitor in Blackwall round the corner but she is not approved by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Blackwall on the Skipton Building Society panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Blackwall. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Blackwall.
Our solicitor in Blackwall has discovered a defect with the lease for the property we are buying in Blackwall. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer says that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . 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.