How up to date is your database of Canary Wharf solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?
Canary Wharf conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Please help - my lawyer advises that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Canary Wharf?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such insurances.
Are all Canary Wharf Conveyancing Quality Solicitors on the RBS conveyancing panel?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I have paid off my mortgage with HSBC. I assume I don't need a Canary Wharf conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have a semi-detached Georgian house in Canary Wharf. Conveyancing solicitor acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Canary Wharf and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who conducted the work.
My husband and I are new on the property ladder - agreed a price, yet the selling agent informed us that the seller will only proceed if we instruct their preferred conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Canary Wharf
We suspect that the seller is unaware of this requirement. Should the seller desire ‘a quick sale', alienating a motivated buyer is counter productive. Try to communicate with the vendors directly and make sure they understand (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your preferred Canary Wharf conveyancing solicitors - not the ones that will provide their estate agent a commission or achieve conveyancing figures demanded by corporate headquarters.
I own a leasehold house in Canary Wharf. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Canary Wharf who acted for me is not around. What should I do?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Canary Wharf conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Canary Wharf. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee freeholder or if there is disagreement 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 payable.
An example of a Freehold Enfranchisement decision for a Canary Wharf premises 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 lease term was 101.61 years.
How do I establish who is the owner of a house in Canary Wharf?
As long as the property is recorded at the Land Registry, and you have enough details of the address of the premises, you should be able to see details from the the Land Registry of the recorded proprietor for a a minimal charge.