I am purchasing a ground floor flat in Isle of Dogs. My Solicitor is not on the mortgage company approved panel. Can I still use my Isle of Dogs conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?
Your options include
- Carry on with your existing Isle of Dogs solicitor but your bank will need to appoint a solicitor from their approved list. This will result in additional fees and likely interruption.
- Choose a fresh lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Appeal to your conveyancer to apply to join the lender panel
AssumingI were to acquire a simple residential homein Isle of Dogs mortgage fee and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Isle of Dogs?
The only saving you would achieve is the Isle of Dogs conveyancing searches. Your conveyancer still got to do everything else - money laundering, correspond with the vendors property lawyer, stamp duty submission, register the title etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.
This question may be naive but I am unexperienced as FTB of a garden flat in Isle of Dogs. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Isle of Dogs?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's conveyancers, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
I'm in the process of viewing flats in Isle of Dogs and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Bank of Ireland.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are seeking a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I am selling my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being pedantic. The Isle of Dogs solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
Will our solicitor be asking questions regarding flooding during the conveyancing in Isle of Dogs.
Flooding is a growing risk for lawyers dealing with homes in Isle of Dogs. There are those who buy a house in Isle of Dogs, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that may be carried out by the buyer or by their lawyers which can figure out the risks in Isle of Dogs. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the vendor, then a purchaser could bring a claim for damages resulting from an incorrect answer. The buyer’s lawyers will also commission an enviro report. This should indicate whether there is any known flood risk. If so, more detailed investigations will need to be conducted.
About to purchase a new build apartment in Isle of Dogs. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Isle of Dogs
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.
I have been sourcing a conveyancing practitioner in Isle of Dogs for my house move. Can I check a solicitor's record with the profession’s regulator?
You can find presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.