I am obtaining a mortgage offer from Halifax. I intend to enlist the help of a Licensed Conveyancer in Poplar. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My grandfather passed away last year and as sole heir and executor I was left the house in Poplar. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Poplar. Do I collect the keys to the house on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Poplar?
On the day of completion you do not need to attend 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 able to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I had a mortgage agreed in principle with Bank of Ireland. Poplar conveyancing practitioners have been selected. How long does it take for Bank of Ireland to forward the offer to the property lawyer?
Some lenders take longer than others. Have Bank of Ireland done the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After months of negotiation I have agreed a price on a house in Poplar. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £150. Shortly after, the property lawyer contacted me to say that they were not on the Santander 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 Santander 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.
Are there restrictive covenants that are commonly picked up during conveyancing in Poplar?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Poplar. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build apartment in Poplar. Conveyancing is daunting 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 is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Poplar
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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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Please supply a car parking plan.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Poplar I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Poplar in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.