I am due to complete buying a property in Yiewsley but as a result of damage from some water damage at the property I have managed to agree reparation from the owner in the sum of £2k in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract yet Bank of Ireland are not allowing this. Why were they involved?
Your property lawyer that is on the Bank of Ireland approved list is obliged to advise Bank of Ireland of any changes to the sale price. If you prohibit your property lawyer to disclose the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancer for your conveyancing in Yiewsley.
My conveyancer has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Yiewsley?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.
I have decided to exercise my right to buy my property in Yiewsley off the council. I have a mortgage offer with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I recently had an offer agreed on a house in Yiewsley. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £150. Soon after, the lawyer contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A colleague recommended that if I am purchasing in Yiewsley I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Yiewsley conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Yiewsley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Yiewsley.
I have justbeen informed that Stirling Law have closed. They conducted my conveyancing in Yiewsley for a purchase of a leasehold apartment 12 months ago. How can I check that my home is in my name in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Yiewsley conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a house in Yiewsley ahead of retaining lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to give a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Yiewsley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Yiewsley to see if the conveyancing costs will increase in light of this.