Please could you recommend a Skipton Building Society allowed King's Cross conveyancing lawyer that can complete within 10 days? Am I best advised to choose a local King's Cross firm or a factory type firm?
We can recommend some very good King's Cross conveyancing firms. You can also walk up the high street in King's Cross. Approach a couple of firms and request to speak with a conveyancing solicitor for a quote. Discuss your time frames together with the reasons and ask for a commitment on your deadline. Choose the lawyer that you are most comfortable with.
Having spent time reviewing online forums for a high-quality solicitor in King's Cross, most say that I should use a CQS accredited solicitor. Can you explain what CQS is?
King's Cross Conveyancing Quality Scheme solicitors have obtained certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS helps consumers to recognise practices who provide a quality residential conveyancing. King's Cross is one of locations in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Council of Mortgage Lenders.
This question may be naive but I am unexperienced as a first time buyer of a ground floor flat in King's Cross. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in King's Cross?
On the day of completion you will not be required to attend the conveyancers office in King's Cross. Your solicitors will arrange to send the purchase money to the seller's lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The King's Cross solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our sealed bid on a detached house in King's Cross has been agreed to, the owners do however have a dependent purchase. The owners have placed an offer on a flat, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in King's Cross. What should be my next step? When should I get the mortgage application with Skipton going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then survey, King's Cross conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the Skipton conveyancing panel. Regarding the next phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a buoyant market some home buyers would apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they ask their conveyancer to proceed with the conveyancing in King's Cross.
A relative suggested that where I am purchasing in King's Cross I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard King's Cross conveyancing searches. It is a large report of about 40 pages, listing and detailing 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 local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, King's Cross Education with maps and statistics, Local Amenities and other useful data concerning King's Cross.
My wife and I own a semi-detached Georgian property in King's Cross. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in King's Cross and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
Just had an offer accepted on a new build apartment in King's Cross. Conveyancing is necessary evil 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.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in King's Cross
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Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. There must be mutual enforceability of lessee’s covenants. 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.