At what point can the exchange of contracts happen for domestic conveyancing in North Kensington and do I need to be at the solicitors office?
If you are local to one of the conveyancing solicitors in North Kensington you are invited in to sign documents. However, the law practices we work with supply a national conveyancing service and provide as equally comprehensive and professional a job for you when communicating with you by post or email. The executing of the contract is not the critical part. Signing on the dotted line is necessary for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in North Kensington)to be in the office available at the end of the phone to exchange contracts.
My grandfather passed away last year and as sole heir and executor I was left the house in North Kensington. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I am buying a new build house in North Kensington with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not disclose to my solicitor about this side-deal as it may impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a property in North Kensington before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some lenders tend not issue a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in North Kensington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in North Kensington to see if the conveyancing costs will increase in light of this.
Should I be wary by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a local North Kensington conveyancing firm?
As with many service providers, often input from relatives can be very helpful. Nevertheless there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward conveyancers to instruct. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to select your own lawyer. You need to be aware that many lenders have an approved list of lawyers you have to use for the mortgage related work in your home move.
I need to instruct a conveyancing practitioner in North Kensington for my house move. Is it possible to check a solicitor's record with the profession’s regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.