When does exchange of contracts happen for residential conveyancing in Kingsnorth and am I required to be at the lawyers branch?
Where you are local to one of the conveyancing solicitors in Kingsnorth you are invited in to sign the paperwork. However, the firms we recommend supply countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Kingsnorth)to be in the office available at the end of the phone to exchange contracts.
In scouring mumsnet.com for a recommended solicitor in Kingsnorth, most post that I should instruct a CQS accredited solicitor. What is CQS?
Kingsnorth Conveyancing Quality Scheme law firms have achieved certification by the law Society CQS was established to establish evidence of quality standards in the in the legal transfer of properties. CQS enables consumers to recognise solicitor firms that provide a quality residential conveyancing. Kingsnorth is one of locations in England and Wales in which accredited firms have offices. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
Is it the case that all Kingsnorth conveyancing solicitors on the Santander conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I am buying a property in Kingsnorth. One unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must follow the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties countrywide and is not restricted to Kingsnorth.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Kingsnorth solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kingsnorth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to our home can not be found. The lawyers who did the conveyancing in Kingsnorth 10 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical original deeds to prove you own the land or premises, as the Land Registry hold details of all registered land or property electronically.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one near me in Kingsnorth I like with a park and transport links in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Kingsnorth in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
Is there a reason that Kingsnorth conveyancing charges are higher for leasehold and freehold properties?
Leasehold conveyancing in Kingsnorth will often involve additional work including checking the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.