My mortgage company has suggested a law firm on their panel based in Poplar but I would rather use a conveyancing lawyer in Poplar or nearer to where I live. Are you able to assist?

It is by no means the case that all Poplar conveyancing firms are on all lender’s conveyancing panel. Do make use of the above search tool to find a Poplar conveyancing firm on the on the bank panel.

I am assisting my niece sell her house in Poplar. Does the conveyancing solicitor arrange an energy assessment or it is for the seller to see to?

After the abolition of Home Packs, energy performance certificates was left as a compulsory part of selling a property. An EPC needs to be commissioned in advance of the property being advertised. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are using a Poplar conveyancing solicitor they may be able to arrange energy performance certificates given their contacts with long established Poplar assessors

Is it the case that all Poplar CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?

A selection of lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

After shopping around on the internet I have found a Poplar solicitor having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Poplar postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Poplar.

I am buying my first flat in Poplar with a loan from Accord Mortgages Ltd. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my lawyer about the extras as it would adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am selling my home. My previous solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Poplar if that makes things easier.

Do use our search tool to help you find a solicitor for your conveyancing in Poplar. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

I want to rent out my leasehold apartment in Poplar. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Even though your last Poplar conveyancing solicitor is not available you can check your lease to see if you are permitted to let out the premises. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you need to seek consent from your landlord or some other party before subletting. This means you not allowed to sublet in the absence of first obtaining permission. Such consent should not be unreasonably refused ore delayed. If your lease does not allow you to sublet you will need to ask your landlord for their consent.

Following years of negotiations 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?

You certainly can. We are happy to put you in touch with a Poplar conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal 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 related to 3 flats. The unexpired lease term was 101.61 years.