I am in the throes of switching my existing standard mortgage to a BTL Norwich and Peterborough Building Society mortgage. I was told by my mortgage that I require a solicitor for this. I had a chat the same Canary Wharf conveyancing solicitor who who completed the conveyancing when I initially bought the house. The fee calculation supplied of £500 has surprised me as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a tad steep. If you you were to look around you might reduce the fees slightly by say £125. On the other hand, if you were happy with the service the firm gave you mightlive to regret opting for an an untested lawyer. Don't forget to check that the solicitor can also act for Norwich and Peterborough Building Society. You can utilise our search tool to get a quote a Canary Wharf conveyancing firm on the Norwich and Peterborough Building Society conveyancing panel, which can often include conveyancing solicitors in Canary Wharf.
My partner and I are getting closer to an exchange on a property in Canary Wharf and my mum and dad have sent the 10% deposit to my solicitor. I am now informed that as the deposit has been received from someone other than me my solicitor needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I informed the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your conveyancing practitioner is legally required to check with the bank to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
If you had a top tip for choosing a conveyancing solicitor in Canary Wharf what would it be?
We would encourage you not to base your choice on the cheapest Canary Wharf conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My husband and I are at the point of looking at flats in Canary Wharf and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I will be getting a home loan with Bank of Ireland.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with UBS. I assume I don't need a Canary Wharf conveyancing practitioner on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I used Stirling Law several years past for my conveyancing in Canary Wharf. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Canary Wharf of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
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.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Canary Wharf
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. 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. Please supply a car parking plan.
I happen to be an executor of my recently deceased parent's Will, with a house in Canary Wharf which is to be marketed. The bungalow is unregistered at the Land Registry and I'm told that some buyers solicitors will insist that it is in place before they will proceed. What's the mechanism for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.