Am I correct in assuming that the fact that my solicitor in Kilburn is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Kilburn conveyancing practice and ask them why they are no longer on the approved list for your lender.
Can I use your services to recommend a Conveyancing solicitor in Kilburn even where I’m not purchasing or selling a house, for example if I want to buy a shop in Kilburn with a loan from The Royal Bank of Scotland?
The service is mainly there to get a quote from residential conveyancing solicitors in Kilburn but we have listed towards the bottom of this page some Kilburn commercial conveyancing firms. You should enquire with the solicitors directly to see if they are also authorised to represent The Royal Bank of Scotland
We're in Kilburn, First timers buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.
The deeds to my home can not be found. The lawyers who dealt with the conveyancing in Kilburn 10 years ago no longer exist. What are my options?
In today’s world there are copies made of almost everything, and your lawyer should be aware exactly where to find all the suitable paperwork so you may buy or sell your property without any difficulty. Where copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
I am purchasing a new build house in Kilburn with a loan from Britannia. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not inform my conveyancer about the deal as it will jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a house in Kilburn prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kilburn. Conveyancing may be slightly more expensive based on your lender's requirements.