Am I correct in assuming that the fact that my solicitor in Poplar is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Poplar conveyancing practice and enquire why they are no longer on the approved list for your bank.
In the event thatI were to purchase a simple residential propertyin Poplar mortgage fee and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Poplar?
The only saving you would achieve is the costs for searches. The solicitor is required to do the vast majority of work - money laundering, communicating with your sellers conveyancer, SDLT return, register the title etc. A marginal saving might be made by not needing to register a charge but it will not be significant.
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in Poplar?
Many commercial conveyancing solicitors in Poplar will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Poplar. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Poplar.
For every commercial conveyancing transaction in Poplar it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Poplar commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Poplar.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who did the conveyancing in Poplar 10 years ago are no longer around. What do I do?
As long as the title is registered the details of your proprietorship will be evidenced by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, identify your property and get up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Poplar is where the house is located. Can you offer any assistance?
Flying freeholds in Poplar are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Poplar you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Poplar 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 premises.
I am in need of some leasehold conveyancing in Poplar. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Poplar - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Poplar conveyancing firm to assist?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the LVT to judgment on the amount due.
An example of a Freehold Enfranchisement decision for a Poplar residence 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 number of years remaining on the existing lease(s) was 101.61 years.