We went with a Limehouse based firm for our conveyancing in Limehouse recently. Reviewing the Terms it is apparent thatwe are responsible for costs even if the sale aborts. Should I go with them or instruct a web based solicitor practice offering no-sale-no-fee conveyancing in Limehouse?
It is usually a trade off in that if "No Sale No Fee" is offered then the fee levels will generally be higher to counteract the conveyances that fail to complete. Do bear in mind that these offerings generally do not protect you from disbursements for instance Limehouse conveyancing search charges.
Is it the case that all Limehouse CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
We are getting the release of further monies on our mortgage from UBS as we want to conduct a loft conversion to our home in Limehouse. Are we obliged to select a bricks and mortar Limehouse solicitor on the UBS conveyancing panel to deal with the legals?
UBS do not ordinarily require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
I have paid off my mortgage with Coventry BS. I assume I don't need a Limehouse lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
What does a local search reveal regarding the property we're buying in Limehouse?
Limehouse conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays a central part in many a Limehouse conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I own a semi-detached Georgian house in Limehouse. Conveyancing lawyer represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching property. Is it worth asking Nottingham Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Limehouse and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing lawyer who completed the work.
How does conveyancing in Limehouse differ for newly converted properties?
Most buyers of new build premises in Limehouse come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because developers in Limehouse tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Limehouse or who has acted in the same development.
How simple is it to switch solicitor as I need to select a firm on the National Westminster Bank conveyancing panel. I was using a family conveyancing solicitor in Limehouse five minutes from me but he is not accepted by National Westminster Bank
It would be our pleasure to help you select a conveyancing solicitor in Limehouse on the National Westminster Bank panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Limehouse. In making use of search facility on this site, you can contrast charges for conveyancing solicitors in Limehouse and throughout England and Wales.