I sincerely hope you can help me. My Kettering conveyancer is assuring me that she is duty bound toconduct Kettering conveyancing searches asthe firm are on the HSBCsolicitor panel. These Kettering searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Kettering conveyancing searches.
We're in Kettering, First time buyers buying with a mortgage (lender is Yorkshire BS , and our lawyer is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
This question may be naive but I am unseasoned as a first time buyer of a two bedroom flat in Kettering. Do I receive the keys to the premises on completion from my lawyer? If so, I will instruct a local conveyancing solicitor in Kettering?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
We have agreed to purchase a house in Kettering. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
As your lender is UBS your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Kettering.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Kettering solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Kettering I like with a park and station nearby, however it's only got 52 years unexpired on the lease. There is not much else in Kettering for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the shortness of the lease will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises 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 consult your conveyancing solicitor about this matter.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Kettering and how can your lawyers assist?
The particular law that you refer to affords security of tenure to business leaseholders, giving them the a statutory right to apply to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Kettering is one of the hundreds of locations in which our lawyers have offices
As co-executor for the estate of my grandmother I am selling a property in Cardiff but reside in Kettering. My solicitor (approximately 300 miles from meneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Kettering to attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Kettering