Is it the case that all Kenley solicitors on the Leeds Building Society conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
I have paid off my mortgage with Virgin Money. I assume I don't need a Kenley conveyancer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I have a mortgage with Kent Reliance for my property in Kenley. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance before renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel firm.
I'm purchasing my first flat in Kenley with a mortgage from Chelsea Building Society. The builders refused to move on the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my solicitor about this extras as it will jeopardize my loan 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.
Due to the input of my in-laws I had a survey completed on a house in Kenley before appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders may not grant a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kenley. Conveyancing may be slightly more expensive based on your lender's requirements.
What does commercial conveyancing in Kenley cover?
Kenley conveyancing for business premises incorporates a wide array of guidance, offered by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
We're new to the buying process - had an offer accepted, yet the property agent informed us that the owners will only issue a contract if we appoint the agent's recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Kenley
It is unlikely the owners are behind this. If they require ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Contact the owners directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your preferred Kenley conveyancing lawyers - not the ones that will earn their estate agent a kickback or meet his conveyancing thresholds demanded by corporate headquarters.
Should one remove a departed person's name from the title deeds for a house in Kenley?
Where a Kenley property is jointly owned and one of the proprietors passes away, the name will not immediately be removed from the title deeds. You are not required to remove their name as in the event of a disposal you would just need to evidence why the co proprietor is not a party to the transfer, ordinarily this takes the form of the probate documents.
With a view to making things smoother in the future you can arrange to have the deceased name removed from the title entries by applying to HM Land Registry with proof of the death. There is no charge from the Registry for this service.