I am searching for value for money conveyancer. Should I go for for an internet conveyancer rather than a high street Kensington conveyancing lawyer?
On the whole conveyancing solicitors in your neck of the woods will enjoy good connections with your local authority, which could assist with your Kensington conveyancing searches that your solicitor will inevitably need. It can only assist if they have good relationships with the Local Land Registry Office your area Kensington, other conveyancers in the neighbourhood and Kensington selling agents.
IfI was to purchase a straightforward propertyin Kensington for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Kensington?
Any savings you would gain will be limited to the costs for searches. A property lawyer is obliged to do the vast majority of work - money laundering, correspond with your vendors conveyancing practitioner, SDLT submission, register the title etc. You might save a bit for them not needing to register a mortgage however it will not be meaningful.
Can your site be used to find a Conveyancing solicitor in Kensington even if I’m not purchasing or selling a house, for example where I want to acquire an office in Kensington with a mortgage from National Westminster Bank?
Our comparison service is predominantly there to find domestic conveyancing solicitors in Kensington but we have listed at the end of this page a few Kensington commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent National Westminster Bank
I moved into my apartment on 2 March and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Kensington said it will be formalised in less than a month. Are titles in Kensington particularly slow to register?
There is nothing unique about conveyancing in Kensington registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. At present in the region of 80% of submission are fully addressed within two weeks but occasionally there can be protracted delays. Historically registration takes place after the buyer has moved in to the premises thus 'speed' is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I'm purchasing my first flat in Kensington with a loan from Nationwide Building Society. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my lawyer about this deal as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I own a leasehold flat in Kensington. Conveyancing was completed in last year. I have read on numerous advice forums that I mustn’t allow the lease length fall too short. Why is that a problem?
Kensington residential long term leases are for a set period - usually 99 years when they are first granted. However a significant flats in Kensington were constructed or converted 20 or more years ago and so these leases now have fewer than 80 years unexpired. That may sound like plenty of time but Banks, Building Societies and other mortgage lenders on the whole need leases to have a minimum of 75 years remaining to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are getting close to 75 years. To increase the saleability of your property you should be considering whether or not to extend your lease well in advance of selling the property. Furthermore advantages to doing so before the lease hits eighty years as when the lease falls below eighty years the amount you have to pay to extend starts to get a lot more expensive.