We were about to instruct a conveyancing solicitor in Poplar found on your site but have come across some other fee calculations via the web appear cheaper – why is this?
There are plenty of firms advertising supposedly £99 conveyancing, but extracharges result in the closing invoice mounting up beyond all recognition. Solicitors ought to ensure charges set out in terms of engagement should be honest and reasonable invoiced The solicitors that we put forward for conveyancing in Poplar genuinely set out all costs for a standard conveyancing case.
I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Poplar with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Is it the case that all Poplar CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved firms?
Some major banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
The mortgage over my property is with HSBC for my property in Poplar. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
HSBC must be informed of your intention prior to letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel firm.
My offer was accepted on an apartment in Poplar on 25/10/2024, valuation was booked 4 days later, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my conveyancer be raising questions regarding flooding as part of the conveyancing in Poplar.
Flooding is a growing risk for conveyancers dealing with homes in Poplar. Some people will purchase a house in Poplar, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their lawyers which can figure out the risks in Poplar. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the owner to find out if the premises has historically flooded. If the residence has been flooded in past which is not revealed by the vendor, then a buyer could issue a claim for damages as a result of such an inaccurate reply. The buyer’s solicitors may also commission an enviro search. This should higlight if there is a recorded flood risk. If so, further inquiries will need to be carried out.
I have just appointed agents to market my ground floor flat in Poplar. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you clear the service charge as you normally would because all rents and service payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Following months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Poplar. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to calculate the price payable.
An example of a Freehold Enfranchisement case for a Poplar property 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 related to 3 flats. The unexpired term was 101.61 years.
My husband and I have recently had an offer accepted on a apartment and had an appointment on Wednesday with Nationwide for the mortgage. They have informed us that when it comes to choosing a property lawyer that if they are not on their approved list of lawyers then we will incur an additional charge of about two hundred pounds. This is because they would then have to select a solicitor to act for them as well as the one we appoint on our behalf and we are liable for their invoice. I have requested Nationwide to send me with a list so I can seek estimates only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You can enquire of Nationwide what their panel criteria is for a solicitor.Thereafter ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on loans for Nationwide in the past. If the answer to those is yes, then just clarify this with Nationwide. Alternatively please make use of our search facility and we may be able to find you a conveyancer in Poplar on the approved list for Nationwide.