Much to our surprise we have been advised by our IFA that my Kingston upon Thames lawyer is not on the bank Conveyancing panel. What can I do to check?
Your first step should be to contact your Kingston upon Thames lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they may recommend you to a Kingston upon Thames conveyancing firm that is on the conveyancing panel for your mortgage company.
We are a couple about to sign contracts for a freehold house in Kingston upon Thames. We have hit a problem. Our mortgage offer with Alliance & Leicester runs out on 12/6/2024 but the sellers are insisting on a completion date of 14/6/2024. Is it possible to prolong the loan expiry date?
The person best placed to deal with your concern is your lawyer who will calculate whether they should be discussing with the lender, vendor’s solicitors, estate agents or indeed all parties taking into account what has gone on in your conveyancing as of today.
As someone unfamiliar with conveyancing in Kingston upon Thames what is the number one tip you can give me for the house moving process in Kingston upon Thames
You may not hear this from too many lawyers but conveyancing in Kingston upon Thames and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and others involved in the transaction. E.g., the vendor, selling agent and on occasion your mortgage company. Choosing a solicitor for your conveyancing in Kingston upon Thames an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to act in your legal interests and to keep you safe.
There is a worrying ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties in the home moving process.
Should our solicitor be raising enquiries regarding flooding during the conveyancing in Kingston upon Thames.
Flooding is a growing risk for conveyancers carrying out conveyancing in Kingston upon Thames. Plenty of people will buy a property in Kingston upon Thames, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their lawyers which should give them a better understanding of the risks in Kingston upon Thames. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine if the premises has suffered from flooding. If the premises has been flooded in past and is not revealed by the vendor, then a buyer could issue a legal claim for losses stemming from an incorrect answer. A purchaser’s lawyers should also order an environmental search. This will higlight if there is a recorded flood risk. If so, additional investigations should be conducted.
I have been sourcing a conveyancing lawyer in Kingston upon Thames for my sale. Can I check a solicitor's complaints history with the legal regulator?
Members of the public may search for presented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA may monitor call for training purposes.
My wife and I purchased a leasehold flat in Kingston upon Thames. Conveyancing and Nationwide Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Kingston upon Thames who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Kingston upon Thames conveyancing solicitor to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Kingston upon Thames conveyancing firm to help?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Kingston upon Thames property 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 related to 1 flat.