My partner and I are planning to acquire a property in Poplar and are in fact using a Poplar conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Leeds Building Society have this morning contacted us to inform me that there is now an issue as our Poplar lawyer is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Poplar lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are about to exchange contracts for a semi detached house in Poplar. We encountered a problem. Our loan offer with Platform Home Loans Ltd runs out on 2/12/2021 but the vendors are putting forward a completion date of 6/12/2021. Can one extend the mortgage expiry date?
The best person to address this concern is your conveyancer who will hopefully calculate whether they better off negotiating with the mortgage company, vendor’s lawyers, property agents or conceivably all parties taking into account what has gone on in your house move as of today.
I just bought a house at auction in Poplar. Conveyancing is required. What are my next steps?
Now that you have for in every practical sense signed on the dotted line you must instruct a conveyancing practitioner quickly as you are facing a fast approaching a fixed date to complete the property. An auction property will ordinarily have a bespoke legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should pass this on to the lawyer instructed by you at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete on the date specified in the contract.
Is it the case that all Poplar CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation 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 remain on their approved list of firms.
I recently had an offer accepted on an apartment in Poplar. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. A few days later, the solicitor contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Have purchased a a terraced house in Poplar , What is the estimated time for the Land Registry to register my proprietorship? My Poplar conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
As far as conveyancing in Poplar registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. At present roughly three quarters of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration occurs after the buyer is living at the property thus an expedited registration is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
How do I search for a Poplar law firm on the Lloyds TSB Bank conveyancing panel? I have a car and am happy to travel upto 25miles to meet the solicitor.
You can use the facility on this page. Please choose the bank and your location and you will see a number of Poplar conveyancing lawyers locally. We have listed some Poplar conveyancing firms towards the end of this page and you can call them to see whether they are on the Lloyds TSB Bank approved list
As co-executor for the estate of my grandmother I am selling a house in Newport but I am based in Poplar. My conveyancer (approximately 235 miles awayneeds me to execute a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Poplar who can attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Poplar based