Am I correct in assuming that the fact that my conveyancer in King's Cross is not on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 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) lack 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. Where you are concerned you should simply call the King's Cross conveyancing practice and enquire why they are no longer on the approved list for your bank.
Can I use your services to recommend a Conveyancing solicitor in King's Cross even if I’m not buying or selling a house, for instance if I want to buy an office in King's Cross with a loan from HSBC Bank?
The service is mainly there to help choose residential conveyancing solicitors in King's Cross but we have recorded at the end of this page a few King's Cross commercial conveyancing firms. You should make contact with the company directly to check if they can also act for HSBC Bank
We are planning to move home in February. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in King's Cross. Conveyancing lawyer was found prior to coming across your site.
On the day of completion you will need to pick up the keys from your estate agent however this should only be done after the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be collected. You will need to tell the removal company that they can start moving you in. We do not recommend a particular removal organisation but can help you choose a conveyancing in King's Cross or a legal practice with expertise in conveyancing in King's Cross.
It is unclear whether my bank requires a lease extension. I have called into my local King's Cross bank branch on various occasions and was informed it wasn't an issue and they would lend. My King's Cross conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their published requirements. I have no idea who is right.
The lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a King's Cross conveyancer having made sure that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own King's Cross surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
A relative suggested that if I am purchasing in King's Cross I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your King's Cross conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about King's Cross around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the King's Cross Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, King's Cross Education with maps and statistics, Local Amenities and other useful information regarding King's Cross.
About to purchase a new build flat in King's Cross. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in King's Cross
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My father-in-law has suggested that I appoint his lawyers for conveyancing in King's Cross. Should I use them?
There are no two ways about it the best way to choose a conveyancing solicitor is to seek guidance from friends or family who have used the firm that you are contemplating using.