My IFA says he needs my Wapping solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have tried my local Wapping office but they don't know it.
The sensible thing to do is ask for this information from your Wapping property lawyer . They retain a central record lender panel numbers.
I am buying a terraced house in Wapping. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Wapping you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Wapping.
I used Stirling Law a few years ago for my conveyancing in Wapping. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wapping of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a property in Wapping prior to appointing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend refuse to grant a loan on this type of premises.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wapping. Conveyancing will be smoother if you use a solicitor in Wapping especially if they are familiar with such properties in Wapping.
Can you provide any top tips for leasehold conveyancing in Wapping with the purpose of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Wapping can be reduced where you appoint lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the buyers’ solicitors. A minority of Wapping leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have had any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to unresolved. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this via your lawyers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 80 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I have had difficulty in negotiating a lease extension in Wapping. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to judgment on the sum to be paid.
An example of a Freehold Enfranchisement case for a Wapping residence is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case affected 41 flats. The unexpired term as at the valuation date was 107 years.
What can I do where I am dissatisfied with the conveyancing practitioner who handled my conveyancing in Wapping?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes matters do not go as planned. However there is recourse if you were unhappy with your conveyancing in Wapping. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.