Is the fact that my solicitor in Kilburn is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters 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. Should you be concerned you should contact the Kilburn conveyancing practice and ask them why they are no longer on the approved list for your bank.
Finally the sale completed on my house in Kilburn last January but my buyer keeps SMS messaging every few hours to say his conveyancer needs to hear from mine. What should have happened now that I have sold?
Following your house sale your lawyer is committed to forward the transfer deeds and all of the paperwork to the buyer’s lawyers. If applicable, your lawyer should also confirm that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks unique to conveyancing in Kilburn.
is it true that all Kilburn solicitors on the Nationwide conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Nationwide conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
I had a mortgage agreed in principle with Co-operative. Kilburn conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from Co-operative?
There is no definitive answer here. Have Co-operative completed the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Planning on purchasing a flat in Kilburn. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kilburn lawyer is on the Co-operative conveyancing panel.
4 months have elapsed following my purchase conveyancing in Kilburn took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
We're FTB’s - had an offer accepted, but the estate agent advised that the seller will only move forward if we instruct their recommended solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Kilburn
It is unlikely the sellers are behind this. Should the owner require ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Kilburn conveyancing firm - rather thanthose that will give the estate agent a kickback or hit his conveyancing figures demanded by senior management.
When it comes to my conveyancing in Kilburn should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Kilburn conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.