My husband and I are looking to purchase a house in North Kensington and are in fact using a North Kensington conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Norwich and Peterborough Building Society have this morning contacted us to advise us that there is now an issue as our North Kensington solicitor is not on their conveyancing panel. What do we do from here?
If you are buying a property requiring a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred North Kensington lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I have given 8 weeks notice to my existing landlord and have to leave my rented property in North Kensington by the end of next month. Conveyancing for my house purchase is underway. Can I complete in three weeks as don't want to have to find temporary accommodation?
Generally one should not serve notice on a rental until you have exchanged. Assuming that you have not already done so, contact to your lawyer and urge them to they chase the sellers lawyers, try to an acceptable time-line that all parties will work to achieve
Can you explain why leasehold purchase conveyancing in North Kensington costs more?
The conveyancing charges for a leasehold premises in North Kensington is inevitably higher when contrasted to a freehold transaction. This is due to the additional work required in corresponding with the freeholder and management company to obtain information about whether the rent and maintenance fee have been discharged and whether there are any significant expenditure in the near future on repairs or maintenance of the block.
I have 71 years left on my lease and require a lease extension for my apartment in North Kensington. Conveyancing solicitors on the Platform panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 26/3/2020 the requirements read as follows :
Last month we had a mortgage agreed in principle with Santander. North Kensington conveyancing solicitors have been selected. How long does it take for Santander to issue the offer to the solicitor?
Some lenders take longer than others. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a North Kensington conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Clydesdale have agreed my mortgage in principle, my bid on a property in North Kensington has been accepted, now what?
Your property agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Contact Clydesdale or your broker and finalise any relevant documentation. Clydesdale will instruct a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Clydesdale will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in North Kensington.
I am thinking of appointing a conveyancing solicitor in North Kensington for my sale. Is it possible to check a solicitor's record with the legal regulator?
You may search for documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.