This question may be naive but I am new to the home buying as a first time purchaser of a two bedroom flat in Poplar. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Poplar?
On the day of completion you will not be required to go to the conveyancers office in Poplar. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be called to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.
Can you point me to a directory of Principality panel conveyancers in Poplar on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings viewable online. Where you are looking for a Poplar property lawyer on the Principality please make the most of our facility.
Intending to buy a house in Poplar. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Poplar property lawyer is on the Barclays conveyancing panel.
My wife and I own a renovated Georgian property in Poplar. Conveyancing solicitor acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Poplar and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing lawyer who conducted the purchase.
I decided to have a survey carried out on a property in Poplar ahead of appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders tend not grant a loan on this type of property.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Poplar. Conveyancing will be smoother if you use a solicitor in Poplar especially if they are acquainted with such properties in Poplar.
Should I be suspicious by estate agents that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Poplar conveyancing practice?
As with many service providers, often recommendations from relatives can be most helpful. Nevertheless there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend solicitors to choose. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are at liberty to select your preferred conveyancer. You need to be aware that some mortgage providers operate an approved list of conveyancers you are obliged to use for the mortgage aspect of your home move.
What advice can you give us when it comes to appointing a Poplar conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Poplar conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Poplar conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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If the firm is not ALEP accredited then what is the reason?
We have reached the end of our tether in negotiating a lease extension in Poplar. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or if 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 calculate the price.
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 unexpired term was 101.61 years.
Is planning consent necessary to convert a single dwelling into two appartments in Poplar? This has been done to a house next door to my house in Poplar and was not aware of the conversion until the works were done.
Planning permission is required for splitting a single house in Poplar into apartments but probably not for converting back to single dwelling-house so, in answer to your question, yes,a it is needed.