Is the fact that my solicitor in Keston is not listed on my lender's solicitor panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Keston conveyancing firm and enquire why they are no longer on the approved list for your bank.
Is there a reason why leasehold purchase conveyancing in Keston costs more?
Keston leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
I acquired my house on 8 May and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Keston said it would be recorded in a couple of weeks. Are titles in Keston particularly slow to register?
As far as conveyancing in Keston is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and whether the Land registry have to notify any other parties. Currently in the region of three quarters of such applications are completed within two weeks but occasionally there can be protracted hold-ups. Registration takes place after the purchaser has moved in to the property therefore post completion formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I opted to have a survey completed on a house in Keston before retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks may not give a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Keston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Keston to see if the conveyancing will be more expensive.
My partner has encouraged me to instruct his conveyancing solicitors in Keston. Should I find my own solicitor?
Much as we are happy to recommend a Keston conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to seek referrals from friends or family who have actually experience in using the firm you're contemplating using.
I have just appointed agents to market my basement flat in Keston.Conveyancing is yet to be initiated however I have just had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as usual as all ground rent and service invoices should be allottedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process