My husband and I are buying a 3 bedroom apartment in Kingswood with a mortgage. We like our Kingswood conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Kingswood property lawyer and pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the mortgage company use our Kingswood conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Kingswood conveyancing solicitor to apply to be on the conveyancing panel.
What is the optimum way to discover of the solicitor conducting my conveyancing in Kingswood is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus paying £187.00 plus VAT in another set of conveyancing charges.
You should take advantage of the search tool on this web page. Please choose the lender and type ‘Kingswood’ or your preferred area and you will see a number of lawyer offices in Kingswood or by proximity to you.
We are downsizing from our house in Kingswood and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Kingswood conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in Kingswood. Having lived in Kingswood for many years we know of no issue. Should we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of 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 sickness)
It has been five months since my purchase conveyancing in Kingswood took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 premises 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 am looking into buying my first house which is in Kingswood and I am already nervous. I couldn't find anything specific about Kingswood. Conveyancing will be needed in due course but do you know about the Kingswood area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Kingswood. In the meantime here are some basic statistics that we found
In my capacity as executor for the estate of my grandfather I am disposing of a residence in Cardiff but I am based in Kingswood. My conveyancer (approximately 200 miles from merequires that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Kingswood who can attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Kingswood