My husband and I are looking to buy a flat in Kingsbury and have appointed a Kingsbury conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Chelsea Building Society have this morning contacted us to advise us that they have now hit a problem as our Kingsbury lawyer is not on their conveyancing panel. Please explain?
Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Kingsbury lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
What does my ID and proof of funds have anything to do with my conveyancing in Kingsbury? Is this really necessary?
Kingsbury conveyancing solicitors and indeed property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Confirmation of the origin of monies is also necessary under the money laundering laws as conveyancers are mandated to check that the money you are utilising to buy a property (whether it be the deposit for exchange or the full purchase amount if you are buying mortgage free) has come from an acceptable source (such as employment savings) and is not the proceeds of criminal activity.
My wife and I own a terraced Edwardian property in Kingsbury. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to 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 Kingsbury and other locations in 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 check the position with the conveyancing solicitor who conducted the purchase.
Is it possible to swap solicitor as I have to select a firm on the Norwich and Peterborough Building Society conveyancing list. I had appointed a local conveyancing solicitor in Kingsbury five minutes from me but she is not accepted by Norwich and Peterborough Building Society
We will our best to assist in finding you a conveyancing solicitor in Kingsbury on the Norwich and Peterborough Building Society panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Kingsbury. Using the find a conveyancing solicitor tool on this page, you can compare costs for conveyancing solicitors in Kingsbury and throughout England and Wales.
In scouring the internet for the phrase cheap conveyancing in Kingsbury it brings up numerous solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for me?
The preferential method of seeking a suitable conveyancer is through a personal testimonial, so enquire of colleagues and those you trust who have acquired a property in Kingsbury or a local estate agent or mortgage broker. Costs for conveyancing in Kingsbury differ, so it's a good idea to obtain at least four fee estimates from different law firms. Dont forget to clarify that the fees are fixed.
Our conveyancer in Kingsbury has uncovered a defect with the lease for the apartment we are buying in Kingsbury. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our lawyer has advised that as he is on the mortgage company conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the lender?
Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Kingsbury conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. These conveyancing instructions must be adhered to by the bank conveyancing panel who has to balance acting for you and the bank