Unfortunately I am unable to travel far from Kingsbury. Is there a reason why all Kingsbury conveyancing practitioners are not on all mortgage company panels?
Mortgage Companies normally impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. Frequent examples of such restriction(s) being that a firm is required to have at least two partners. As well as restricting the structure of firm, some banks made a decision to restrict the number of organisations they allow to represent them. You should note that lenders have no liability for the accuracy of service supplied by any Kingsbury solicitor on their approved list. Property fraud was a key driver in the culling of solicitor panels a few years ago even though there are differing assessments about whether solicitors sat at the center of that fraud. Data from HM Land Registry reveal that thousands of conveyancing practices only carry out one or two conveyances a year. Those vindicating conveyancing panel culls ask why conveyancing firms deserve the right to remain on a lender panel when it is apparent that conveyancing is not their speciality?
I am assisting my aunt sell her house in Kingsbury. Does the solicitor commission an EPC or it is for the seller to coordinate?
After the abolition of Home Packs, EPC’s was retained a mandatory element of selling a house. An energy assessment must be to hand prior to the property being placed on the market. This is not something that lawyers ordinarily organise. Where you are instructing a Kingsbury conveyancing practitioner they may be able to arrange EPC’s given their contacts with long established Kingsbury energy assessors
We are getting the release of further funds on our home loan from Lloyds as we want to carry out alterations to our property in Kingsbury. Do we need to choose a bricks and mortar Kingsbury solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds don't usually require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
I am expecting a AIP from Leeds Building Society 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 Leeds Building Society recommend any Kingsbury solicitors on the Leeds Building Society 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 Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I need some quick conveyancing in Kingsbury as I have an ultimatum to exchange contracts in less than one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not taking a home loan you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Kingsbury the following are examples of what can crop up and adversely impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
My wife and I purchased a semi-detached Victorian house in Kingsbury. Conveyancing lawyer represented me and Halifax. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
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 proprietor 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 remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who completed the work.
My uncle has recommend that I instruct his lawyers for conveyancing in Kingsbury. Should I use them?
No doubt the ideal way to select a conveyancing lawyer is to get guidance from friends or family who have used the conveyancer you're are thinking of instructing.
I am in need of some leasehold conveyancing in Kingsbury. Before diving in I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Kingsbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the leaseholder of a garden flat in Kingsbury. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the price.
An example of a Lease Extension matter before the tribunal for a Kingsbury residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired lease term was 70.25 years.