Unfortunately I am unable to travel far from Kew. I would like to know the reason why all Kew lawyers aren't automatically on all bank panels?
Lenders tend to impose restrictions on either the nature or volume of conveyancing solicitors on their panel. A common example of such criteria being that the firm needs to have at least two partners. In addition to restricting the structure of firm, some banks made a decision to limit the size of their panel they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Kew property lawyer on their approved list. Property fraud was the primary trigger for the culling of conveyancing panels a few years ago notwithstanding that there are opposing opinions about whether solicitors sat at the center of that fraud. Statistics via the Land Registry indicates that thousands of conveyancing organisations only transact less than three conveyances annually. Those advocating conveyancing panel consolidation ask why conveyancing firms should have any entitlement to be listed on a lender panel when clearly conveyancing is not their primary expertise?
In the event thatI was to purchase a freehold propertyin Kew mortgage fee and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Kew?
Any savings you would make would be isolated to the Kew conveyancing searches. Your lawyer still got to do everything else - money laundering, liaising with your sellers conveyancer, SDLT submission, register the ownership etc. A slight saving might be made by not needing to register a charge but it will not be a lot.
It is is a decade since I bought my house in Kew. Conveyancing lawyers have recently been appointed on the sale but I am unable to find the title deeds. Is this a problem?
Don’t worry too much. First the deeds may be retained by the lender or they may be in the possession of the solicitor who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Kew involves registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
Is there a list of UBS panel solicitors in Kew on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. Where you are looking for a Kew conveyancer on the UBS please make the most of our tool.
We had instructed conveyancers located in Kew on the Leeds Building Society solicitor panel. They have just invoiced me an additional charge for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. The charge is not set by Leeds Building Society but by your Kew solicitor. Plenty of firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee and others do not.
I am selling my apartment. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being pedantic. The Kew solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
How does conveyancing in Kew differ for new build properties?
Most buyers of new build premises in Kew approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Kew usually buy the site, 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 property lawyers 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 used to new build conveyancing in Kew or who has acted in the same development.
My wife and I purchased a leasehold flat in Kew. Conveyancing and Birmingham Midshires mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Kew who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Kew conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Kew conveyancing firm to act on my behalf?
Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the premium.
An example of a Lease Extension matter before the tribunal for a Kew flat is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 68.34 years.