My husband and I are buying a newly converted apartment in Kingsland with a residential mortgage from Lloyds TSB Bank.We like our Kingsland conveyancing practitioner but Lloyds TSB Bank advised that he's not on their approved list of firms. It seems we are left with no choice but to instruct a Lloyds TSB Bank panel firm or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan offered to you contains terms and conditions, a common one being that conveyancers must be on the Lloyds TSB Bank solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank
I am assisting my niece sell her flat in Kingsland. Does the conveyancing solicitor order an energy performance certificate or it is for the seller to coordinate?
Following the abolition of Home Information Packs, energy performance certificates was maintained a compulsory part of moving house. An energy assessment should be to hand in advance of the property being advertised. This is not something that law firms normally organise. Where you are instructing a Kingsland conveyancing lawyer they may be able to arrange EPC’s given their relationships with long established Kingsland assessors
Can I be sure that the Kingsland conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Kingsland getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your transaction.
I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being a right pain. The Kingsland solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some quick conveyancing in Kingsland as I am faced with an ultimatum to exchange contracts inside one month. Fortunately I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free buyer you are at liberty not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Kingsland the following are instances of what can show up and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
The estate agent has sent us the confirmation of our purchase of a new build flat in Kingsland. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Kingsland
Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.
Due to the advice of my in-laws I had a survey completed on a house in Kingsland prior to appointing solicitors. I have been told that there is a flying freehold element to the property. The surveyor has said that some lenders tend refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Kingsland. Conveyancing will be smoother if you use a solicitor in Kingsland especially if they regularly deal with such properties in Kingsland.
How do I find a Kingsland conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25miles to meet the conveyancer.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Kingsland and you will see a number of lawyer located nearest Kingsland. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.