After reviewing moneysavingexpert.com for a recommended lawyer in Poplar, most comment that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's major banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Poplar is one of the numerous areas in England and Wales where there are CQS lawyers.
If you had a top tip for selecting a conveyancing solicitor in Poplar what would it be?
Do not opt for the cheapest Poplar conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 know exactly what you’ll have to pay in ahead of the deal.
Does a directory service exist listing Co-operative panel conveyancers in Poplar on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings visible over the internet. If you are looking for a Poplar solicitor on the Co-operative please use our facility.
I have paid off my mortgage with UBS. I assume I don't need a Poplar conveyancer on the UBS panel to remove 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 purchased a 4 bedroom Edwardian house in Poplar. Conveyancing lawyer acted for me and Bank of Scotland. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for 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 areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Poplar is the location of the property. What do you suggest?
Flying freeholds in Poplar are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Poplar you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Poplar may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How do I use your search facility to select a conveyancing solicitor in Poplar on the approved list for my mortgage?
First choose a bank such as HSBC Bank, Coventry Building Society or Britannia then choose your preferred area such as Poplar. Conveyancing practices in Poplar and nationally should be identified.
New build sellers have put forward a lawyer and I've obtained an estimate from them. It's nearly £400 less expensive than my local Poplar conveyancing practitioner. What's the catch?
Housebuilders normally have lists of solicitors who expedite matters and who know the builder's contract and solicitor. Plenty of developers offer an incentive to choose their approved conveyancer for this reason, any increased fees can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the conveyancing delayed when they want exchange within a tight time frame. A counter-argument for not agreeing to use the recommended lawyer is that they may prove unwilling to 'push' your interests for fear of upsetting the sellers. Where you have concerns that this may be the case you should keep with your high street Poplar property lawyer.