My brother and I have just acquired a property in Canary Wharf. We have since encountered a number of issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out as part of conveyancing in Canary Wharf?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Canary Wharf. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire referred to as a Seller’s Property Information Form. If the information proves to be inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Canary Wharf.

There are plenty of conveyancing solicitors in Canary Wharf but how do I know who's good?

It would be unwise to be tempted by the lowest Canary Wharf conveyancing quote. You really do get what you pay 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.

I am aiming to move house in December. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Canary Wharf. Conveyancing lawyer was chosen prior to coming across your page.

On the afternoon of completion you can collect the keys from your selling agent however this should only happen once the vendors lawyers advise the agent that they have the completion monies and the keys can be released. After that you should advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in locating a residential property solicitor in Canary Wharf or a lawyer that specialises in conveyancing in Canary Wharf.

The formalities of my purchase has taken place for my property in Canary Wharf. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I have been told that property searches are the main cause of hinderance in Canary Wharf conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Canary Wharf.

Can you provide any top tips for leasehold conveyancing in Canary Wharf from the perspective of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Canary Wharf can be avoided where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the buyers’ representatives.
You may think that you are aware of the number of years left on your lease but you should double-check via your lawyers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share document. Arranging a new share certificate is often a lengthy process and slows down many a Canary Wharf home move. Where a duplicate share is needed, do contact the company officers or managing agents (if applicable) for this as soon as possible. Some Canary Wharf leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. The majority of freeholders or managing agents in Canary Wharf charge for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Canary Wharf.

After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Canary Wharf. Can we issue an application to the Residential Property Tribunal Service?

Where there is a missing freeholder or where 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 assess the price.

An example of a Freehold Enfranchisement decision for a Canary Wharf 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 related to 3 flats. The unexpired term as at the valuation date was 101.61 years.

Finally, a loan offer from a bank for the remortgage of my 3 bedroom flat is due any day now. Could you recommend an efficient remortgage conveyancing law firm in Canary Wharf ?

You are on the wrong site if you are in need of a cheap conveyancing in Canary Wharf. We can offer you excellent value conveyancing but our intention is not to advertise as being the cheapest. Do not be fooled by brokers offering £99 conveyancing in Canary Wharf.At best, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for extras and still not receive the service expected.