It is is a decade since I acquired my property in Shadwell. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Shadwell relates to registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
A colleague informed me that in purchasing a property in Shadwell there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in Shadwell which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Shadwell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are due to move property in September. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Shadwell. Conveyancing solicitor was chosen prior to coming across this page.
On the afternoon of completion you can pick up the keys from the selling agent however this can only happen after the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You should inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you choose a residential property solicitor in Shadwell or a legal practice that specialises in conveyancing in Shadwell.
We previously chose solicitors with offices in Shadwell on the Clydesdale solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not dictated by Clydesdale but by your Shadwell lawyer. Some firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
Should commercial conveyancing searches disclose impending roadworks that may impact a commercial land in Shadwell?
Many commercial conveyancing solicitors in Shadwell will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Shadwell. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shadwell.
For each commercial conveyancing transaction in Shadwell it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Shadwell commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Shadwell.
Are there restrictive covenants that are commonly identified during conveyancing in Shadwell?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Shadwell. 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…’
Due to the guidance of my in-laws I had a survey completed on a property in Shadwell ahead of appointing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks tend not give a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shadwell. Conveyancing will be smoother if you use a solicitor in Shadwell especially if they are acquainted with such properties in Shadwell.
We had our mortgage agreed in principle yesterday with our lender. We instructed a long established conveyancer in Shadwell yesterday. Today, our broker phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the lender had some control over our choice Is this legal?
You can actually instruct any lawyer you want to use for your conveyancing in Shadwell nevertheless if they are not on the your bank's approved list you would have to pay an extra fee so your bank can instruct their own lawyers. sometimes it is possible your solicitor may apply to get included on to the bank panel. Do make the most of internet search facilities such as lenderpanel.com to find a conveyancing solcitor in Shadwell on the lender panel. You can go into your local mortgage company branch in Shadwell. They can recommend conveyancing solicitors in Shadwell on the panel for your lender.