My Solicitor in Limehouse is not listed on the Nationwide Building Society Conveyancing Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the Nationwide Building Society panel?
Your options are as follows:
- Carry on with your existing Limehouse solicitors but Nationwide Building Society will need to use a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges as well as cause frustration.
- Get an alternative solicitor to to deal with the purchase, obviously checking they are Nationwide Building Society approved.
- Try to convince your Nationwide Building Society solicitor to attempt to join the Nationwide Building Society panel
We are purchasing a end of terrace house in Limehouse. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to ascertain if these works are permitted?
Your property lawyer will check the deeds as conveyancing in Limehouse can occasionally reveal restrictions in the title documents which prohibit categories of works or necessitated the permission of a 3rd party. Certain additions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
We have a mortgage agreed in principle with Bank of Ireland. Limehouse conveyancing solicitors are selected. How long does it take for Bank of Ireland to issue the offer to the solicitor?
There is no definitive answer here. Have Bank of Ireland completed the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with RBS. I assume I don't need a Limehouse property lawyer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
My friend recommended that where I am purchasing in Limehouse 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 occasionally included in the estimate for your Limehouse conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Limehouse around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Limehouse.
Due to the input of my in-laws I had a survey completed on a property in Limehouse before appointing lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies tend not issue a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Limehouse. Conveyancing will be smoother if you use a solicitor in Limehouse especially if they regularly deal with such properties in Limehouse.
I am a sole trader looking to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering fixed fees for commercial conveyancing in Limehouse for below £2000?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Limehouse, including the sale and acquisition of businesses as well as simply property. If you are intending to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. Regarding the charges this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or call so as to enable us to supply you with comprehensive commercial conveyancing quote.
Is it best to go with a Limehouse conveyancing practitioner based in the location that I am hoping to buy? We have a good friend who can carry out the legal work but they are based a couple of hundredmiles drive away.
The primary upside of using a high street Limehouse conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and pester them where appropriate. Having local Limehouse know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were impressed that should trump using an unfamiliar Limehouse conveyancing solicitor just because they are round the corner.