I had intended to instruct a conveyancing solicitor in King's Cross for our home move. Our financial adviser has since notified us that our mortgage company Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies in the main restrict either the category or the amount of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, some have decided to limit the amount of firms they allow to act for them. Be aware that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there are mixed views concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near King's Cross only carry out a couple conveyances a year.
I am helping my niece sell her flat in King's Cross. Does the solicitor commission the energy performance certificate or it is for the seller to see to?
Following the abolition of Home Information Packs, energy assessments remained a mandatory element of selling a property. An EPC should be commissioned in advance of the property being marketed. It is not a task that solicitors ordinarily arrange. If you are using a King's Cross conveyancing practitioner they may help arrange energy assessments due to their relationships with reputable local providers
We previously selected conveyancers with offices in King's Cross on the TSB solicitor approved list. They are now charging me an additional charge for handling the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. This charge is not set by TSB but by your King's Cross solicitor. Numerous firms on the TSB panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.
After shopping around on the internet I have found a King's Cross conveyancing practitioner having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. King's Cross is the location of the property. Can you shed any light on this issue?
Flying freeholds in King's Cross are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside King's Cross you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in King's Cross may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What does commercial conveyancing in King's Cross cover?
King's Cross conveyancing for business premises incorporates a wide range of advice, offered by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I am using a search engine for the phrase cheap conveyancing in King's Cross it shows results of numerous property lawyersin the area. How do I determine which is the suitable property lawyer for purchase transaction?
The preferential method of finding a suitable conveyancer is via personal recommendation, so ask friends and relatives who have bought a property in King's Cross or the respected estate agent or mortgage broker. Fees for conveyancing in King's Cross differ, so it's advisable to obtain a minimum of three fee calculations from different companies. Make sure that you clarify that the charges are assured not to increase.
How do I find the right lawyer for my conveyancing in King's Cross ?
First ask your friends and family who they would recommend. Second, search the web for conveyancing in King's Cross. Call a couple or more firms from the list and ask them to email you their conveyancing quote and speak to the lawyer who will conduct your conveyancing before you commit. Option 3 is to make use of our search tool to assist you in finding the right solicitors taking into account your unique factors including location,speed, complexity and who your intended mortgage company is.Do not be fooled by £99 conveyancing solicitors in King's Cross