I sincerely hope you can help me. My Wapping conveyancer is informing me me that he has toapply for Wapping conveyancing searches becausethe firm are on the Santanderconveyancing panel. These Wapping checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Wapping conveyancing searches.
We're in Wapping, FTBs purchasing with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Is it the case that all Wapping conveyancing solicitors on the Nottingham conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
We had instructed conveyancers based in Wapping on the Clydesdale solicitor approved list. They have just invoiced me a further sum for handling the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The charge is not set by Clydesdale but by your Wapping property lawyer. Numerous firms on the Clydesdale panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.
Can I be sure that the Wapping conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Wapping obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.
I am purchasing a house and the conveyancer has identified Chancel Repair for which the property may be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this really warranted for conveyancing in Wapping
Unless a previous acquisition of the property took place after 12 October 2013 you could take it that solicitors delivering conveyancing in Wapping to continue to recommend a chancel search and or insurance against a claim.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Wapping I like with amenity areas and railway links nearby, however it only has 49 years on the lease. There is not much else in Wapping for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I need to instruct a conveyancing solicitor in Wapping for my remortgage. Is there any facility to review a solicitor's record with the legal regulator?
Members of the public may find presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.