Just been in touch with my conveyancing lawyer in Kirkstall who completed the legal work 18 months ago asking for a conveyancing quote based on the same type of home move (a leasehold property and a freehold property) of almost identical values with a home loan from Norwich and Peterborough Building Society. I am now being charged double. Better the devil I know or should I seek out a cheaper internet firm of conveyancing solicitor?
The quote is slightly on the steep side. Where you are content to expend time comparing quotes you may be able to shave off some of the expense by perhaps £100 plus VAT. On the other hand, if you were happy with the conveyancing the firm gave you maycome to regret choosing an an unknown lawyer. Don't forget to check the conveyancer can represent Norwich and Peterborough Building Society. Do use our search tool to find a Kirkstall conveyancing firm on the Norwich and Peterborough Building Society approved list of lawyers, which can often include conveyancing solicitors in Kirkstall.
Our mortgage company has recommended a law firm on their panel based in Kirkstall but I would rather choose a conveyancing lawyer in Kirkstall round the corner to me. Can you assist?
Far from all Kirkstall conveyancing practices are approved and listed on all banks conveyancing panel. Use our search tool to find a Kirkstall conveyancing solicitor on the on the lender panel.
My aunt advised me that in purchasing a property in Kirkstall there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Kirkstall which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Kirkstall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had instructed conveyancing lawyers locally in Kirkstall on the Santander solicitor panel. They have just billed me an additional amount for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. This charge is not dictated by Santander but by your Kirkstall property lawyer. Numerous firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.
I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Kirkstall solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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 require expedited conveyancing in Kirkstall as I am under an ultimatum to complete within one month. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you have the choice not to have searches carried out although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Kirkstall the following are instances of what can be revealed and therefore affect future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
How does conveyancing in Kirkstall differ for newly converted properties?
Most buyers of new build property in Kirkstall come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because house builders in Kirkstall tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kirkstall or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Kirkstall I like with amenity areas and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Kirkstall suitable, 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 that many years will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.