I am hoping to receive a mortgage offer from Lloyds. I hope to use a Licensed Conveyancer in Kingsnorth. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our lawyer has discovered a a legal deficiency with the lease for the property we are purchasing in Kingsnorth. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that he must check that the mortgage company is content with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
Will lawyers ask for an advanced payment for conveyancing in Kingsnorth?
If you are buying a property in Kingsnorth your solicitor will request that you place them with monies to cover the the cost of the conveyancing searches. Normally this is asked for to cover the fees of the Local Authority Search. If any deposit is payable against the purchase price then this should be needed immediately before exchange of contracts. The closing balance that is needed should be sent to your lawyer a couple of days ahead of the day of completion.
A friend advised me that in buying a property in Kingsnorth there could be a number of restrictions prohibiting external alterations to the property. Is this right?
We are aware of anumerous of properties in Kingsnorth which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Kingsnorth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is there a list of Kent Reliance panel solicitors in Kingsnorth on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings visible on the web. Where you are seeking to appoint a Kingsnorth conveyancer on the Kent Reliance please use our tool.
It is not clear whether my bank requires a lease extension. I have called into my local Kingsnorth building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Kingsnorth conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?
Your conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
We are close to exchanging contracts on the sale of our house in Kingsnorth and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Kingsnorth lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Kingsnorth. Having lived in Kingsnorth for six years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
My partner and I are FTB’s just having agreed a price on a property in Kingsnorth, and are now looking to get solicitors lined up. We have utilised the different rating tools and the quotes are from all over the England and Wales. Is it advisable to have a Kingsnorth lawyer local to our potential new home? I am willing to do everything electronically, but I guess at some stage we will be required to attend the conveyancing practitioner's office to sign papers?
The solicitor does not have to be in Kingsnorth, but choosing local means that you have the option to visit their offices if you need to, by way of example, if a signature is needed urgently. Also, a Kingsnorth solicitor is likely to be familiar with local agents and (if the vendor has instructed a local property lawyer) with them, which should help keep things moving faster.