Me and my fiance are acquiring a leasehold flat in Kingsbury. My lawyer is not listed on the bank approved list. Is it possible for me to retain my Kingsbury conveyancing solicitor notwithstanding that they are excluded from the bank approved list?
You have numerous options open to you here
- Proceed with your chosen Kingsbury conveyancer but your bank will need to appoint a property lawyer from their approved list. The net result is additional cost and potential frustration.
- Choose a new lawyer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your solicitor to attempt to join the mortgage company panel
Why do I have to pay up front for conveyancing in Kingsbury?
If you are buying a property in Kingsbury your solicitor will request that you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the total price then this will be asked for immediately in advance of contracts are exchanged. The final balance that is due will be payable a few days prior to the day of completion.
Are the BSA planning on creating a searchable register to to identify law firms on the Coventry BS conveyancing panel for instance in Kingsbury?
We have not been informed any intention on the part of the BSA to promote such a search facility.
Is it the case that all Kingsbury CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?
A selection of banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Kingsbury lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Santander have agreed my home loan in principle, my offer on a flat in Kingsbury has been agreed to, what happens next?
The estate agent will need to be informed of your property lawyer's details (make sure the solicitors are on the lender’s panel). Contact Santander or your financial adviser and finish off any relevant forms. Santander will appoint a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Kingsbury.
A relative advised me that if I am purchasing in Kingsbury I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Kingsbury conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Kingsbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kingsbury Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Kingsbury.
I need to instruct a conveyancing practitioner in Kingsbury for my house move. Is it possible to review a firm’s record with the profession’s regulator?
One may search for documented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.