I have just been advised by my broker that my Kingsley lawyer is not on the lender Solicitor panel. What can I do to be sure whether this is correct?
Your first step should be to call your Kingsley conveyancer. You lawyer should advise you of the situation. If they are not on the panel they may be able to suggest a Kingsley conveyancing firm that is on the approved list of lawyers for your mortgage company.
is it true that all Kingsley solicitor firms on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be governed by the SRA. The majority of lenders do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
We expect to receive a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Kingsley solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Kingsley solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I was told three weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Kingsley is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
My friend advised me that if I am buying in Kingsley I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Kingsley conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Kingsley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kingsley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Kingsley.
Are there any apps to help locate a Kingsley law firm on the TSB conveyancing panel? I have a car and am willing to travel upto 25miles to meet the lawyer.
You can use the facility on this website. Please choose the lender and your location and you will see a number of Kingsley conveyancing lawyers located nearest you. We have detailed some Kingsley conveyancing firms at the bottom of this page and you can telephone them to verify if they are on the TSB approved list
My husband and I are new to the buying process - had an offer accepted, yet the estate agent informed us that the vendor will only proceed if we use their recommended conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Kingsley
We suspect that the owner is not behind this request. Should the vendor desire ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Contact the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Kingsley conveyancing firm - rather thanthe ones that will provide their estate agent a introducer fee or meet his conveyancing targets demanded by senior management.
There are only 62 years remaining on my flat in Kingsley. I now wish to get lease extension but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the freeholder. In some cases an enquiry agent would be helpful to carry out a search and to produce an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Kingsley.
I invested in buying a basement flat in Kingsley, conveyancing formalities finalised November 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Kingsley with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2101
With just 76 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.