As a novice what is the most important number one tip you can impart concerning purchase conveyancing in Wapping?

Not many law firms shout this from the rooftops but conveyancing in Wapping and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes a lender. Appointing a law firm for your conveyancing in Wapping is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose interest is to act in your legal interests and to protect you.

We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you should always trust your solicitor above all other parties in the home moving process.

I am purchasing my first flat in Wapping benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not inform my lawyer about the deal as it may affect my loan with Nationwide Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Wapping is the location of the property. Is there any advice you can give?

Flying freeholds in Wapping are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wapping you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wapping may determine 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.

After years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Wapping. Can we issue an application to the Residential Property Tribunal Service?

Most definitely. We are happy to put you in touch with a Wapping conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Wapping property is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case related to 41 flats. The remaining number of years on the lease was 107 years.

What are the frequently found problems that you encounter in leases for Wapping properties?

There is nothing unique about leasehold conveyancing in Wapping. Most leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are missing. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Insurance obligations

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Skipton Building Society, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

My husband and I plan to buy our 1st house in Wapping. Conveyancing lawyer already chosen. The mortgage adviser pointed out that a survey is not appropriate as the house is only fifteen years old.

You would be well advised to commission a Home Buyer's Report. Given the premises is more than 10 years old the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be sufficient. They will highlight any obvious issues and recommend additional investigation if appropriate. If there are any signs of problems seek a full Building Survey from the beginning.