Completion of my remortgage has taken place for my property in Knightsbridge. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Knightsbridge solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Planning on purchasing a house in Knightsbridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Knightsbridge conveyancer is on the RBS conveyancing panel.
How does conveyancing in Knightsbridge differ for new build properties?
Most buyers of new build or newly converted property in Knightsbridge contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Knightsbridge tend to acquire the real estate, 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 property lawyers 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 Knightsbridge or who has acted in the same development.
I opted to have a survey carried out on a property in Knightsbridge prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to issue a mortgage on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Knightsbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Knightsbridge to see if the conveyancing costs will increase in light of this.
I am downsizing from my property. My former solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Knightsbridge if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Knightsbridge. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
My step-father has urged me to use his lawyers for conveyancing in Knightsbridge. Should I use them?
No doubt the best way to choose a conveyancing solicitor is to seek recommendations from friends or relatives who have actually experience in using the firm that you are considering.
I am a negotiator for a reputable estate agency in Knightsbridge where we see a few leasehold sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Knightsbridge conveyancing firms. Could you confirm whether the vendor of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Knightsbridge conveyancing firm to help?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the price payable.
An example of a Lease Extension case for a Knightsbridge flat is Flat 3 47 Cadogan Square in December 2010. the Tribunal determined that the premium payable to the landord by the leaseholder for the lease extension was £732,935 This case affected 1 flat. The unexpired residue of the current lease was 13.33 years.