I am thinking of mortgaging my property in Canary Wharf, does my lawyer have to be on the Bank of Ireland Conveyancing panel?

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.

A relative pointed out to me me that in purchasing a property in Canary Wharf there could be various restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Canary Wharf which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Canary Wharf should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I currently have a mortgage with TSB for my property in Canary Wharf. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

You must advise TSB in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies 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 TSB directly. You need not do this via a TSB conveyancing panel lawyer.

I have instructed a Canary Wharf conveyancing practitioner having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. You may wish to consider appointing your own Canary Wharf surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My wife and I purchased a 4 bedroom Victorian house in Canary Wharf. Conveyancing practitioner acted for me and Halifax. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be 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 Canary Wharf and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the conveyancing.

I am buying a new build house in Canary Wharf with a loan from Accord Mortgages Ltd. The developers refused to reduce the price so I negotiated 6k of additionals instead. The sale representative advised me not disclose to my conveyancer about the deal as it would adversely affect my mortgage with the lender. Is this normal?.

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.

My husband and I are new to the buying process - had an offer accepted, yet the agent advised that the owners will only move forward if we use their recommended lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Canary Wharf

We suspect that the owner is unaware of this demand. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Speak to the vendors direct and explain that (a)you are genuine buyers (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Canary Wharf conveyancing firm - not the ones that will earn the negotiator at the agency a introducer fee or hit his conveyancing targets set by head office.