Is the fact that my solicitor in King's Cross is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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. Should you be concerned you should simply call the King's Cross conveyancing practice and ask them why they are no longer on the approved list for your lender.
Can the conveyancing lawyers that you recommend handle right to buy conveyancing in King's Cross?
We do have plenty of conveyancing firms carrying out right to buy conveyancing You should get in touch with the solicitors listed with a view to secure a costs illustration.
three months have elapsed following my purchase conveyancing in King's Cross completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in King's Cross I like with a park and railway links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in King's Cross for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Is it simple use the search tool to find a conveyancing practitioner in King's Cross on the approved list for my lender?
First pick a mortgage company such as Halifax, Bank of Scotland or Alliance & Leicester then type in your preferred area for example King's Cross. Conveyancing firms in King's Cross and across England and Wales will then be identified.
Is planning permission necessary to split a house into two appartments in King's Cross? This has occurred to a property adjacent to my home in King's Cross and was unaware of it happening until it was done.
Planning permission is required for splitting a single dwelling in King's Cross into apartments but possibly not for converting back to single dwelling-house so, simply put, yes.