I require conveyancing for a flat in a fairly new development (6 years old) in Kettering. Almost all the flats are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Kettering?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Kettering conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. Where timings and cost are top of your issues you should discuss with your conveyancer about the option of search insurance
My fiance and I decided to purchase a 1 bedroom flat in Kettering with a mortgage from Barclays .We would like to retain our Kettering conveyancing lawyer but Barclays says he's not listed on their approved list of member firms. It seems we are left with no choice but to instruct a Barclays panel solicitor or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that conveyancers will be on the Barclays approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barclays
Me and my partner are purchasing a property in Kettering. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in Kettering
Two types of professional can conduct conveyancing in Kettering namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that required to complete the disposal or acquisition of property. Both are required to conduct Kettering conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the requisite steps should be correctly followed.
We had chosen solicitors locally in Kettering on the Kent Reliance solicitor approved list. They are now charging me a further sum for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. This fee is not set by Kent Reliance but by your Kettering lawyer. Some firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee and others do not.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Kettering. Conveyancing is necessary evil 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Kettering
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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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Estate agents have just been given the go-ahead to market my garden flat in Kettering. Conveyancing lawyers have not yet been instructed, however I have recently received a half-yearly service charge invoice – Do I pay up?
It best that you discharge the invoice as you normally would as all ground rent and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a 2 bed flat in Kettering, conveyancing formalities finalised October 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Kettering with over 90 years remaining are worth £202,000. The ground rent is £60 per annum. The lease expires on 21st October 2081
With 57 years unexpired we estimate the price of your lease extension to span between £28,500 and £33,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
My partner and I have an offer in principle from Santander who said we could borrow up to £117k. When do we need to instruct a practitioner for conveyancing? Kettering is where we plan to move to.
It would be wise to appoint a solicitor now and ask them to create a file on your behalf. This will trigger: 1) the selling agent to issue a Sales Memorandum to the relevant parties 2) the seller’s property lawyer to send out the draft paperwork. However, do not ask your lawyer to order searches until you receive your valuation report from Santander and you are willing to proceed.