How up to date is your database of Kingsbury solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
Kingsbury conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
What is the difference between a licensed conveyancer and conveyancing solicitor in Kingsbury
Two types of professional can execute conveyancing in Kingsbury namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the disposal or purchase of property. They are both obliged to perform Kingsbury conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly conducted and that all necessary steps will be appropriately attended to.
I am expecting a OIP from Co-operative 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 Co-operative recommend any Kingsbury solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Kingsbury solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
It is unclear whether my bank requires a lease extension. I have called my Kingsbury bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My Kingsbury conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their specific requirements. I have no idea who is right.
Provided that the conveyancing practitioner is on the mortgage company approved list, she or he must comply with the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Action Conveyancing several years past for my conveyancing in Kingsbury. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kingsbury of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Kingsbury with a loan from Alliance & Leicester . The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not inform my lawyer about the side-deal as it would affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My partner has suggested that I appoint his conveyancers in Kingsbury. Do I follow his advice?
No doubt the best way to choose a conveyancing solicitor is to get guidance from friends or family who have experience in using the firm that you are are thinking of instructing.
I pay a service charge for my flat in Kingsbury. As a result of personal circumstances I slipped into arrears with payments. I negotiated a payment schedule but there is still about £3000 outstanding as of today.
I am under pressure to dispose of the property and I am worried this may hold me back if I have to settle the amount due in advance. I'd like to sell up and then pay them back with the proceeds - is this practicable?
You should clarify with the lawyer dealing with your Kingsbury conveyancing but it may be possible to agree for the arrears to be transferred to the purchasers. The contractual price they pay would be adjusted to reflect the amount of debt they take on. They could then discharge the outstanding monies post completion of the sale.