I am one month into the sale of my house in Kenton and the estate agent has just telephoned to warn that the buyers are switching law firm. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. On what basis would a major mortgage company only work with certain solicitors rather the firm that they want to choose to handle their conveyancing in Kenton ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
My wife and I have recently appointed a conveyancing solicitor in Kenton. I I am struggling to find out whether they are accepted on the Birmingham Midshires approved list of lawyers. Could you help?
You should contact your conveyancer and enquire if they can act for the bank. Alternatively you can call Birmingham Midshires who may be able to assist.
My bid for a property was accepted at auction in Kenton. Conveyancing is required. What happens now?
Having legally bound yourself to purchase you now have to appoint a conveyancing lawyer as a matter of priority as you are facing a tight a drop dead date to complete the purchase. An auction property will ordinarily have an associated auction pack. This will include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to give this to the conveyancer instructed by you ASAP. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
My father informed me that in purchasing a property in Kenton there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Kenton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Kenton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a victorian detached house in Kenton. Our aim is to convert the garage to a playroom at the property.Will legal conveyancing on the property involve enquiries to ascertain if these alterations are allowed?
Your solicitor will check the registered title as conveyancing in Kenton can sometimes reveal restrictions in the title documents which prohibit categories of works or need the consent of a 3rd party. Some additions require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
How does conveyancing in Kenton differ for new build properties?
Most buyers of new build premises in Kenton approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because builders in Kenton usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kenton or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Kenton I like with open areas and station nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Kenton suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £175,000 maisonette in Kenton on Wednesday in a week. The freeholder has quoted £396 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Kenton?
Kenton conveyancing on leasehold apartments more often than not involves the purchaser’s conveyancer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions most will be willing to do so. They are at liberty to invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, without which the invoice is technically not due. In reality one has no choice but to pay whatever is demanded if you want to sell the property.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Kenton conveyancing firm to act on my behalf?
Most definitely. We are happy to put you in touch with a Kenton conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Kenton flat is 139/139A Masons Avenue in February 2010. this was a case with an absentee freeholder. As a result the leaseholders applied to Willesden County Court for an order dispensing with the giving of a notice of claim.14th October 2009 District Judge Brar granted a vesting order and the court directed that the matter should be transferred to this tribunal to determine the freehold premium. The tribunal concluded on a figure of £13,000 for the freehold interest This case affected 1 flat. The unexpired lease term was 74 years.