It is 10 years ago since I bought my property in Kingsland. Conveyancing lawyers have just been instructed on the sale but I can't track down the deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your lender or they could still be with the lawyers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Kingsland involves registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
When it comes to lenders such as Bank of Ireland, do Kingsland property lawyers face a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Is there a list of Bank of Ireland panel solicitors in Kingsland on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings visible over the internet. Where you are in need of a Kingsland solicitor on the Bank of Ireland please make the most of our tool.
is it true that all Kingsland solicitor practices on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the SRA. Some banks do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
It has been four months since my purchase conveyancing in Kingsland completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Kingsland with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not disclose to my solicitor about the extras as it will jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have been advised by numerous property agents in Kingsland to choose a conveyancer on your site. Is there a financial upside for Estate Agents to offer your lawyers over and above a competitor’s?
We refuse to make any referral fee for directing people in our direction. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I’m about to sell my 2 bed flat in Kingsland. Conveyancing has not commenced, but I have just had a quarterly maintenance charge demand – what should I do?
The sensible thing to do is pay the service charge as usual as all rents and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Kingsland conveyancing firm to represent me?
in cases where there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the amount due.
An example of a Lease Extension decision for a Kingsland premises is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case related to 1 flat. The remaining number of years on the lease was 80.5 years.