Completed the sale of my flat in Canary Wharf last July but my buyer keeps e-mailing daily to moan that their conveyancer needs to hear from mysolicitor. What should have happened following completion?
After completion of your house sale your solicitor should send the transfer deeds and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer must also confirm that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion requirements peculiar conveyancing in Canary Wharf.
In reading consumer advice sites for an affordable lawyer in Canary Wharf, many comment that I should use a CQS assured solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Canary Wharf is one of the numerous areas of the UK where there are CQS lawyers.
I am purchasing a property in Canary Wharf. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As your lender is Santander your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to satisfy these conditions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Canary Wharf.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Canary Wharf lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I have a mortgage with Skipton for my property in Canary Wharf. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent 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 Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.
Given that I will soon part with hundreds of thousands of pounds on 3 bedroom house in Canary Wharf I would like to talk to a conveyancer regarding thehouse move ahead of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your conveyancing in Canary Wharf.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Canary Wharf should be the figure that you end up paying.
Am I best advised to appoint a Canary Wharf conveyancing practitioner who is local to the property I am hoping to buy? An old friend can deal with the conveyancing but his firm is located a couple of hundredmiles drive away.
The benefit of a local Canary Wharf conveyancing firm is that you can attend the office to sign documents, present your ID and pester them if necessary. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and on the whole were happy that should outweigh using an unknown Canary Wharf conveyancing lawyer just because they are Canary Wharf based.
Expecting to exchange soon on a garden flat in Canary Wharf. Conveyancing solicitors have said that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Canary Wharf should include some of the following:
The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should know whether the lease allows you to alter or upgrade anything in the property- you must know whether any restrictions applies to all alterations or just structural alteration, and whether permission is mandated necessary What options are open to you if another tenant in the building is in violation of a provision in their lease? How long the lease is. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Responsibility for repairing the window frames
We have reached the end of our tether in trying to purchase the freehold in Canary Wharf. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the amount due.
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 lease term was 101.61 years.