I am considering applying for a Co-operative mortgage for purchase of a newly converted (under development) in Blackwall with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?
In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My uncle advised me that in purchasing a property in Blackwall there may be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Blackwall which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Blackwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Blackwall solicitor practices on the Coventry BS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be overseen by the SRA. Many lenders do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.
Planning on purchasing a house in Blackwall. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Blackwall conveyancing practitioner is on the Nottingham conveyancing panel.
I am downsizing from our property in Blackwall and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Blackwall. We have lived in Blackwall for 4 years we know of no issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
The deeds to my house are lost. The conveyancers who conducted the conveyancing in Blackwall 10 years ago have long since closed. Will I be able to sell the house?
Assuming the title is registered the information relating to your proprietorship will be retained by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, locate your property and order up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Blackwall and how can you help?
The 1954 Act affords protection to business leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Blackwall
I am thinking of appointing a conveyancing lawyer in Blackwall for my home move. Can I see a solicitor's complaints history with the profession’s regulator?
Members of the public may see presented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.