Last July we completed a house move in Wapping. We have noticed several issues with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Wapping?
The query is not clear as to the nature of the problems and if they are relate to conveyancing in Wapping. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a document referred to as a SPIF. answers is misleading, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Wapping.
I am the registered owner of a freehold residence in Wapping but nevertheless charged rent, why is this and what is this?
It is rare for properties in Wapping and has limited impact for conveyancing in Wapping but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
We are getting a further advance on our home loan from Principality as we want to carry out a loft conversion to our house in Wapping. Do we need to select a local Wapping solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality don't usually require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I have decided to exercise my right to buy my property in Wapping off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I am selling my apartment. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Wapping solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
My husband and I are novice buyers - agreed a price, yet the agent advised that the seller will only issue a contract if we appoint the agent's recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Wapping
It is unlikely the sellers are behind this. Should the owner desire ‘a quick sale', alienating a genuine purchaser is counter productive. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Wapping conveyancing solicitors - not the ones that will earn their negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by corporate headquarters.
My wife and I have AIP from HSBC Bank who suggested we could borrow up to £400k. At what point do I need to instruct a solicitor for conveyancing? Wapping is where we plan to move to.
It would be wise to instruct a conveyancing practitioner now requesting that they create a file on your behalf. This will facilitate: 1) the selling agent to issue a Sales Memo to all parties 2) the seller’s lawyer to send out the draft paperwork. However, do not instruct your solicitor to start searches until you have your valuation report via HSBC Bank and you are happy to move forward.