My financial adviser has requested my Kingsbury lawyer’ panel reference for the Nat West conveyancing panel. How do I find this out. I have contacted my local Kingsbury office but they don't know it.
The sensible thing to do is ask for this information from your Kingsbury conveyancing practitioner . They should have a central record lender panel numbers.
We see that you have a post code search directory identifying law firms on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Kingsbury?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kingsbury.
I have been referred to a conveyancing solicitor in Kingsbury. I I am struggling to find out if they are accepted on the Skipton Building Society conveyancing panel. Can you help?
You should call the conveyancer and ask them if they are on the lender panel. Otherwise you can get in touch with Skipton Building Society who may be able to confirm.
Can you help - my lawyer says that lack of right of way insurance is necessary on my purchase. What is the level of cover for Kingsbury conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
We expect to receive a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Kingsbury solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kingsbury solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
Completion of my remortgage has taken place for my property in Kingsbury. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will our lawyer be raising questions concerning flooding during the conveyancing in Kingsbury.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Kingsbury. There are those who purchase a property in Kingsbury, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Kingsbury. The standard property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to discover if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer may issue a claim for damages stemming from an incorrect reply. The buyer’s solicitors may also commission an enviro search. This will higlight whether there is a recorded flood risk. If so, more detailed investigations should be carried out.
I own a semi-detached Victorian house in Kingsbury. Conveyancing practitioner acted for me and Leeds Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching address. 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 sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing practitioner who carried out the work.