Me and my fiance are purchasing a flat in Kingston upon Thames. My Conveyancer has never been on on the lender solicitor panel. Is it possible for me to retain my Kingston upon Thames conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
You must appoint a solicitor to deal with the legal work required when you need a mortgage to buy your property. They will carry out all the relevant investigations on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage documentation is in place. You could select a Kingston upon Thames property lawyer of your choice. However, if the conveyancing practitioner appointed is not a member of the lender solicitor panel further fees will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so where your conveyancer has not previously sought membership they should do so.
How does conveyancing in Kingston upon Thames differ for new build properties?
Most buyers of new build property in Kingston upon Thames contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because developers in Kingston upon Thames tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kingston upon Thames or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Kingston upon Thames is the location of the property. What do you suggest?
Flying freeholds in Kingston upon Thames are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kingston upon Thames you would need to get your solicitor to go 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 Kingston upon Thames 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 premises.
How difficult is it to swap solicitor as I have to choose a firm on the Platform Home Loans Ltd conveyancing panel. I had appointed a family conveyancing solicitor in Kingston upon Thames round the corner but the firm is not accepted by Platform Home Loans Ltd
It would be our pleasure to help you select a conveyancing solicitor in Kingston upon Thames on the Platform Home Loans Ltd panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Kingston upon Thames. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Kingston upon Thames.
Can you provide any advice for leasehold conveyancing in Kingston upon Thames with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Kingston upon Thames can be avoided if you get in touch lawyers the minute your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors. If you have carried out any alterations to the property would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Kingston upon Thames state that internal structural alterations or addition of wooden flooring require a licence from the Landlord acquiescing to such changes. Should you fail to have the consents in place you should not contact the landlord without contacting your lawyer before hand. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Obtaining a replacement share certificate is often a time consuming process and slows down many a Kingston upon Thames home move. If a duplicate share is necessary, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. The majority of landlords or managing agents in Kingston upon Thames charge for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Kingston upon Thames.
After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Kingston upon Thames. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Kingston upon Thames conveyancing firm who can help.
An example of a Lease Extension decision for a Kingston upon Thames flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
Why do I have to provide my solicitor with various items of identification before I can commence with selling or purchasing a property in Kingston upon Thames?
Kingston upon Thames lawyers are required by the Law Society, Solicitors Regulation Authority, HMLR and current AML Regulations to record that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and date of birth.