How up to date is your database of Kensal Rise solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Kensal Rise conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
My Conveyancer in Kensal Rise is not listed on the The Mortgage Works Conveyancing Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the The Mortgage Works approved list?
Your options are as follows:
- Carry on with your existing Kensal Rise solicitors but The Mortgage Works will need to retain a lawyer on their list of acceptable firms. This will result in additional total conveyancing charges and result in frustration.
- Get an alternative lawyer to to deal with the purchase, obviously checking they are The Mortgage Works approved.
- Try to convince your The Mortgage Works based solicitor to try to join the The Mortgage Works panel
We are buying a property in Kensal Rise. It might be a silly question but how we can trust a lawyer? On completion day we have to send funds into their account. What is the protection we have from them run away with our deposit?
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.
We have agreed to purchase a house in Kensal Rise. One unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Yorkshire BS your lawyer must follow the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not isolated to Kensal Rise.
I am selling my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Kensal Rise solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just had an offer accepted on a new build flat in Kensal Rise. Conveyancing is daunting 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 legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Kensal Rise
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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Kensal Rise is the location of the property. Can you shed any light on this issue?
Flying freeholds in Kensal Rise are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kensal Rise you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kensal Rise may decide 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 property.
I am on look out for some leasehold conveyancing in Kensal Rise. Before diving in I want to be sure as to the unexpired term of the lease.
If the lease is recorded at the land registry - and most are in Kensal Rise - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a garden flat in Kensal Rise. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Kensal Rise conveyancing firm who can help.
An example of a Lease Extension decision for a Kensal Rise residence is 85A Chevening Road in August 2013. the Tribunals conclusions resulted in a payment of a premium for the new lease in the sum of £11,211 This case affected 1 flat. The unexpired lease term was 84.34 years.