I was advised today by my mortgage adviser that my Canary Wharf lawyer is not on the bank Conveyancing panel. What can I do to check?
The sensible course of action for you to take is to call your Canary Wharf conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
After reading mumsnet.com for a cheap solicitor in Canary Wharf, most advise that I should instruct a CQS accredited solicitor. Can you explain what CQS is?
Canary Wharf Conveyancing Quality Scheme law firms have been granted accreditation under the Law Society's Scheme (CQS) The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables house movers to identify solicitor firms who provide a quality residential conveyancing. Canary Wharf is one of the many areas in England and Wales in which CQS have a presence. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
I used Action Conveyancing a few years past for my conveyancing in Canary Wharf. Now, I need my files however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Canary Wharf of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Should I be concerned by third parties that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Canary Wharf conveyancing firm?
As is the case with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing matter; estate agents, financial adviser and lenders might all suggest lawyers to select. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the recommendation. You are at liberty to appoint your preferred lawyer. However, bear in mind that most banks specify a panel list of conveyancers you have to use for the lender aspect of your home move.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Canary Wharf conveyancing firm to help?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price.
An example of a Freehold Enfranchisement case for a Canary Wharf property is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The unexpired term as at the valuation date was 101.61 years.
Are there common defects that you encounter in leases for Canary Wharf properties?
Leasehold conveyancing in Canary Wharf is not unique. Most leases are unique and drafting errors can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:
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Insurance obligations A provision for the recovery of money spent for the benefit of another party.
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.
I am an executor of my recently deceased mother’s Will, with a bungalow in Canary Wharf which will be marketed. The property is unregistered at HMLR and I'm told that some buyers solicitors will insist that it is in place before they'll move forward. What's the procedure for this?
In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.