Is the fact that my solicitor in Kings Lynn is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Kings Lynn conveyancing firm and enquire why they are no longer on the approved list for your bank.
We expect to receive a AIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Kings Lynn solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Kings Lynn solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have paid off my mortgage with HSBC. I assume I don't need a Kings Lynn property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being difficult. The Kings Lynn solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Me and my brother have a renovated Victorian house in Kings Lynn. Conveyancing practitioner acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Bank of Ireland to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be 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 Kings Lynn and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing lawyer who completed the work.
My husband and I are novice buyers - had an offer accepted, but the property agent told us that the owners will only proceed if we instruct the agent's recommended conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Kings Lynn
We suspect that the owner is not behind this requirement. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Contact the sellers directly and make the point that (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Kings Lynn conveyancing lawyers - as opposed tothose that will give their negotiator at the agency a kickback or achieve conveyancing thresholds set by HQ.
My wife and I may need to let out our Kings Lynn 1st floor flat temporarily due to taking a sabbatical. We instructed a Kings Lynn conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Kings Lynn do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I acquired a basement flat in Kings Lynn, conveyancing having been completed April 2008. How much will my lease extension cost? Corresponding properties in Kings Lynn with over 90 years remaining are worth £190,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2087
You have 62 years remaining on your lease we estimate the premium for your lease extension to be between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
Is it the case that all Kings Lynn law firms on every bank conveyancing panel?
You can use our search tool or you can drop into your high street bank branch in Kings Lynn. Chances are that they will be in a position to list some reputable conveyancing solicitors in Kings Lynn