Unfortunately I am unable to travel far from Kenton. Can you please clarify why all Kenton property lawyers aren't included on all bank panels?
Pre- 2008 most banks displayed an attitude to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into fraud which concluded: know the property lawyers on your panel. As a result, banks have since looked to extract more information from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum volume of transactions the lenders set.
I have been referred to a conveyancing solicitor in Kenton. I need to find out whether they are on the National Westminster Bank approved list of lawyers. Could you help?
The first thing you should do is phone the solicitor and enquire if they can act for the lender. Otherwise you can get in touch with National Westminster Bank who may be able to confirm.
My wife and I buying a end of terrace house in Kenton. The intention is to carry out an extension to the side at the property.Will legal due diligence on the property include enquiries to determine if these alterations are prohibited?
Your conveyancer will review the deeds as conveyancing in Kenton will occasionally identify restrictions in the title documents which restrict categories of works or require the consent of another owner. Many extensions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
Are all Kenton Conveyancing Quality Solicitors on the Aldermore conveyancing panel?
A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I recently had an offer agreed on a house in Kenton. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £175. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
2 months have elapsed since my purchase conveyancing in Kenton took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Kenton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Kenton
-
There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.
Due to the encouragement of my in-laws I had a survey completed on a house in Kenton ahead of appointing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor advised that some banks may not give a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kenton. Conveyancing will be smoother if you use a solicitor in Kenton especially if they regularly deal with such properties in Kenton.