My partner and I are intent on buying a ground floor flat in Kew. My Conveyancer has never been on on the mortgage company conveyancing list. Am I still permitted to appoint my Kew conveyancing solicitor even though they are excluded from the bank panel?
You have numerous alternatives open to you here
- Carry on with your existing Kew solicitor but your lender will undoubtedly retain a solicitor from their approved panel. The net result is additional charges and probable frustration.
- Choose a new lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Appeal to your lawyer to apply to join the bank panel
As someone not used to the Kew conveyancing process what is your top tip you can give me for the house moving process in Kew
Not many law firms shout this from the rooftops but conveyancing in Kew and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the house moving process. E.g., the vendor, property agent and sometimes the bank. Choosing a lawyer for your conveyancing in Kew should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to look after your best interests and to keep you safe.
Sometimes a third party with a vested interest will try and persuade you that you should follow their advice. For example, the estate agent may claim to be assisting by claiming that your lawyer is wrong. Or your mortgage broker may advise you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.
We expect to receive a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Kew solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kew solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have decided to exercise my right to buy my property in Kew off the council. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Kew is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been pointed in your direction by a number of estate agents in Kew to get a quote from a property lawyer on your site. What’s the financial upside for Estate Agents to offer your services rather than a competitor’s?
We refuse to offer any commission for sending work to this site. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Back In 2006, I bought a leasehold house in Kew. Conveyancing and Aldermore mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Kew who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Kew conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Kew. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Kew conveyancing firm who can help.
An example of a Lease Extension case for a Kew premises 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 related to 1 flat. The unexpired lease term was 68.34 years.
I have today had an offer accepted on a leasehold flat in Kew and the mortgage adviser that we are using recommended his property lawyer. They quoted £800 excluding VAT and 3rd party costs. Does this sound like a good deal?
Don't just go on 1 estimate. You should obtain like-for-like quotes for your conveyancing in Kew. Then select one that you trust and just as important, is on the approved list of the lender that you are sourcing your mortgage from.