Am I correct in assuming that the fact that my solicitor in Kings Lynn is not identified on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should contact the Kings Lynn conveyancing firm and ask them why they are no longer on the approved list for your bank.
We note that you have a post code search directory listing solicitors on the UBS conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Kings Lynn?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kings Lynn.
My uncle passed away six months ago and as sole heir and executor I was left the house in Kings Lynn. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Barclays will require that you use a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
How does conveyancing in Kings Lynn differ for newly converted properties?
Most buyers of new build property in Kings Lynn come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Kings Lynn typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kings Lynn or who has acted in the same development.
I have been on the look out for a flat up to £245,000 and identified one near me in Kings Lynn I like with open areas and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Kings Lynn suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
Please set a few of specific advantages to selecting a local lawyer in Kings Lynn
Plenty of house movers in Kings Lynn opt for a local conveyancer so that they can pop into the lawyer’s offices in the event that they have problems, and to collect paperwork rather taking the chance of depending on the post.
Some would allege that there is a slight benefit in using a solicitor local to a property you are purchasing, due to the knowledge of the area and potential local issues - yet this is moot. Most conveyancers are now online and could be anywhere in the world.