I can't travel far from Canary Wharf. What is the rationale as to why all Canary Wharf conveyancers are not on all mortgage company panels?
Mortgage Companies tend to impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that the firm must have at least two partners. In addition to restricting the structure of firm, some lenders made a decision to reduce the size of their panel they use to act for them. You should note that mortgage companies have no liability for the standard of service provided by any Canary Wharf property lawyer on their approved list. Increases in mortgage fraud was the primary trigger for the culling of conveyancing panels from 2008 notwithstanding that there are opposing points of view about the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicates that thousands of conveyancing organisations only conduct less than three conveyances annually. Those advocating conveyancing panel consolidation question why conveyancing firms should have the right to be listed on a bank panel when clearly property law is not their primary expertise?
It is a dozen years since I purchased my house in Canary Wharf. Conveyancing solicitors have recently been appointed on the sale but I am unable to find my title documents. Is this a major issue?
You need not be too concerned. First the deeds may be kept by the mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Canary Wharf relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
We are planning to move home in October. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Canary Wharf. Conveyancing firm was organised before I stumbled across this page.
On the day of completion you can pick up the keys from your selling agent however this can only happen once the vendors conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. You can tell the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can help you find a residential property solicitor in Canary Wharf or a lawyer with expertise in conveyancing in Canary Wharf.
I am currently in the process of buying my council flat in Canary Wharf. I have a mortgage offer with UBS. Conveyancing is new to me. 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.
Completion of my purchase has taken place for my property in Canary Wharf. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am buying a new build apartment in Canary Wharf. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Canary Wharf
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.
In my capacity as executor for the estate of my grandfather I am selling a property in Newport but reside in Canary Wharf. My lawyer (who is 300 kilometers from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Canary Wharf to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Canary Wharf
How does one remove a departed person's details from the title register for a property in Canary Wharf?
Where a Canary Wharf property is co-owned and one of the owners dies, their name will not immediately be removed from the title deeds. It is not necessary to amend the title as when it comes to a sale you would just be required to supply proof as to the reason the other proprietor is not included in the contract, normally this is in the form of a grant of probate.
With the aim of making things simpler for the sale of the property you can arrange to have the deceased party erased from the title by submitting an application to HM Land Registry with proof of the death. There is no charge from the Registry for this service.