I am acquiring a house without a mortgage in Blackwall. I have lived for the previous 20 years in Blackwall. Conveyancing searches are exorbitant. Given that I know the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Blackwall conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but she is duty bound to do this. One thing to consider; if you are likely to dispose of the house in the future, it could be of interest to your future buyer what the searches disclose. There are plenty of instances where premises with day to day issues can still show up negative search results. A good conveyancing solicitor in Blackwall will provide you some helpful advice concerning this.
Can you explain why leasehold purchase conveyancing in Blackwall costs more?
The conveyancing costs for a leasehold premises in Blackwall is inevitably higher as compared to a freehold acquisition or disposal. This is due to the additional work necessary in liaising with the landlord and management company to collate the evidence concerning whether the rent and service fee have been paid and whether there are any significant expenditure in the near future on repairs or maintenance of the building.
My lawyer in Blackwall is not on the Skipton Building Society Conveyancing Panel. Can I still continue with my prefered solicitor even though they are excluded from the Skipton Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Blackwall lawyers but Skipton Building Society will need to retain a lawyer on their list of acceptable firms. This will result in additional total conveyancing fees and result in frustration.
- Choose an alternative practitioner to to deal with the conveyancing, not forgetting to check they are Persuade your conveyancer to use their best endeavours to join the Skipton Building Society conveyancing panel
My aunt pointed out to me me that in buying a property in Blackwall there could be a number of restrictions preventing external changes to a property. Is this right?
We are aware of anumerous of properties in Blackwall which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Blackwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have decided to exercise my right to buy my property in Blackwall off the council. I have a mortgage agreed 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 use 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 currently have a mortgage with Santander for my property in Blackwall. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Blackwall is the location of the property. Can you offer any advice?
Flying freeholds in Blackwall are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackwall you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackwall may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.