I was advised recently by my financial adviser that my Blackwall solicitor is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
The sensible course of action for you to take is to contact your Blackwall lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Do the Building Society Association intend to launch a searchable register to list firms on the Norwich and Peterborough Building Society conveyancing panel for example in Blackwall?
We have not been informed any intention on the part of the BSA to develop such a tool.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Blackwall?
There are many recorded licenced Conveyancers in Blackwall and Solicitor partnerships in Blackwall to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Blackwall. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Blackwall?
On the day of completion you will not be required to go to the conveyancers office in Blackwall. Your solicitors will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being difficult. The Blackwall solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
My relative advised me that if I am buying in Blackwall I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Blackwall conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Blackwall around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Blackwall Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Blackwall Education with plans and statistics, Local Amenities and other useful information about Blackwall.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Blackwall?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Blackwall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Blackwall with a loan from Virgin Money. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about this deal as it could adversely affect my loan with Virgin Money. Do I keep my lawyer in the dark?.
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.