I am purchasing a house without a mortgage in Wapping. I have resided for the last 15 years in Wapping. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Wapping conveyancing searches are optional. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of encouragement . One thing to take into account; if you are likely to sell the house at a future date, it will be of interest to your prospective buyer what the searches determine. Sometimes properties with no practical issues can still throw up adverse search results. A good conveyancing solicitor in Wapping will provide you some constructive guidance concerning this.
The Wapping conveyancing lawyers that just started acting on my purchase in Wapping have without warning closed. I chose them because I needed a solicitor on the UBS conveyancing panel and my preferred Wapping lawyer was not. I issued them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I have decided to exercise my right to buy my property in Wapping off the council. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I am selling my apartment. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Wapping solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I had an offer accepted on a property in Wapping on 10/6/2024, valuation was booked 4 days later, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Are Aldermore entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are close to exchanging contracts on the sale of our house in Wapping and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Wapping conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Wapping. We have lived in Wapping for six years we know of no issue. Should we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Wapping?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Wapping. 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…’
I have been on the look out for a flat up to £305k and identified one close by in Wapping I like with open areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Wapping in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan that many years may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.