We see that you have a search directory listing law firms on the Coventry BS conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in North Kensington?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in North Kensington.
My property lawyer in North Kensington has never been on on the Bank of Scotland Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Bank of Scotland approved list?
Your options are as follows:
- Carry on with your preferred North Kensington solicitors but Bank of Scotland will need to retain a lawyer on their list of acceptable firms. This will result in additional overall legal charges as well as cause frustration.
- Choose a new lawyer to to deal with the conveyancing, not forgetting to check they are Convince your conveyancer to use their best endeavours to join the Bank of Scotland conveyancing panel
What is the difference between a licensed conveyancer and conveyancing solicitor in North Kensington
There are two types of lawyers who can execute conveyancing in North Kensington namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or acquisition of property. Both are obliged to handle North Kensington conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally conducted and that all requirements and steps should be accurately followed.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local North Kensington solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 North Kensington 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.
Bank of Ireland have agreed my mortgage in principle, my offer on a apartment in North Kensington has been accepted, what happens next?
Your property agent will need to be advised as to your solicitor's details (be sure the conveyancing practitioners are on the bank’s panel). Call up Bank of Ireland or your financial adviser and complete any appropriate documentation. Bank of Ireland will sellect a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in North Kensington.
Me and my brother purchased a 4 bedroom Georgian property in North Kensington. Conveyancing lawyer represented me and Britannia. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Britannia to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Kensington and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.
I have been on the look out for a leasehold apartment up to £245,000 and found one near me in North Kensington I like with a park and railway links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in North Kensington suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
I am a negotiator for a reputable estate agency in North Kensington where we have experienced a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have received conflicting advice from local North Kensington conveyancing firms. Could you shed some light as to whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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.
After years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in North Kensington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a North Kensington conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a North Kensington property is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case affected 1 flat. The number of years remaining on the existing lease(s) was 37.79 years.