Our solicitor has discovered a a problem with the lease for the property we are buying in Keston. The other side have offered title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer has advised that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can I use your services to find a Conveyancing solicitor in Keston even where I’m not buying or selling a house, for instance if I want to acquire an office in Keston with a loan from Halifax?
The service is predominantly utilised to select residential conveyancing solicitors in Keston but we have set out towards the bottom of this page a selection of Keston commercial conveyancing firms. You will need to speak with the firm directly to check if they can also act for Halifax
What can a local search inform me concerning the house my wife and I buying in Keston?
Keston conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central role in many a Keston conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I completed on my home on 11 April and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Keston expressed confidence that it will be registered in a couple of weeks. Are properties in Keston uniquely lengthy to register?
As far as conveyancing in Keston registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. At present in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration is effected after the new owner is living at the premises thus an expedited registration is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I am looking for a flat up to £195,000 and found one round the corner in Keston I like with open areas and transport links in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Keston suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
My work colleague mentioned that before selecting a conveyancing firm they must be approved by your mortgage company. This is my first home move but I have an AIP from Virgin Money and I already have a family conveyancing lawyer in Keston at the ready. Will Birmingham Midhshires require an approved lawyer to be instructed? Does a list of panel conveyancers even exist for my conveyancing in Keston?
You should choose a solicitor that is on the Birmingham Midhshires panel. Just ring your preferred Keston conveyancing lawyer and ask if they are on the Birmingham Midhshires panel. If they are not approved you have a number of choices open to you here:
- Carry on with your existing Keston solicitor but Birmingham Midhshires will need to use a conveyancing practitioner from their approved panel. The net impact is additional fees together with likely frustration.
- Appoint a fresh lawyer to conduct the conveyancing, making sure they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancing practitioner to attempt to join the mortgage company panel.