Our family solicitor has quoted £1200 for freehold conveyancing in Poplar. I am hoping to sell a purpose built property for £300,000. This seems over the top. Is it in excess of the norm for conveyancing in Poplar?
The estimate does seem marginally steep. If you shop around you could shave off some of the expense by say £125. On the other hand, you mightlive to rue choosing an an unknown solicitor. If is important to ensure that the solicitor can act for your bank. You can make use of our comparison tool to locate a Poplar conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Poplar.
As a novice what is the most important advice you can give me concerning purchase conveyancing in Poplar?
You may not hear this from too many lawyers but conveyancing in Poplar or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the legal transfer of property. For instance, the vendor, selling agent and sometimes the mortgage company. Appointing a solicitor for your conveyancing in Poplar an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to protect your best interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. We recommend that you should always trust your solicitor ahead of all other players when it comes to the legal assignment of property.
This question may be naive but I am unexperienced as a 1st time buyer of a garden flat in Poplar. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Poplar?
On the day of completion you do not need to go to the conveyancers office in Poplar. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you should be called to receive the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
We are getting a further advance on our mortgage from Aldermore as we wish to carry out a loft conversion to our property in Poplar. Are we obliged to select a nearby Poplar solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being pedantic. The Poplar solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Poplar. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Poplar
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Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
In my capacity as executor for the will of my grandfather I am selling a house in Neath but live in Poplar. My lawyer (based 250 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Poplar to attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Poplar based
I've recently bought a leasehold flat in Poplar. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a garden flat in Poplar. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the sum to be paid.
An example of a Freehold Enfranchisement case for a Poplar flat 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 affected 3 flats. The number of years remaining on the existing lease(s) was 101.61 years.