My mortgage broker has requested my Seven Kings lawyer’ panel reference for the Nat West conveyancing panel. What is the best way to find this out. I have e-mailed my local Seven Kings office but they have not got back to me yet.
You are best placed to get this information from your Seven Kings property lawyer . Most Seven Kings conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
My wife and I have lately purchased a property in Seven Kings. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Seven Kings?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Seven Kings. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a form known as a Seller’s Property Information Form. answers ends up being inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Seven Kings.
Having sold my house in Seven Kings last October but my buyer keeps Skype messaging daily to say his conveyancer is waiting to hear from mine. What should have happened following completion?
After completion of your disposal your conveyancer should deliver the transfer documentation and all of the paperwork to the buyer’s conveyancer. Where relevant, your lawyer should also evidence that the mortgage has been redeemed to the buyers conveyancers. There is unlikely to be post completion procedures specific conveyancing in Seven Kings.
When it comes to lenders such as Aldermore, do Seven Kings property lawyers have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We had selected conveyancers based in Seven Kings on the Leeds Building Society solicitor approved list. They are now charging me an additional amount for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This fee is not set by Leeds Building Society but by your Seven Kings solicitor. Plenty of firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Seven Kings solicitor 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
I am buying a new build house in Seven Kings with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about this deal as it would put at risk my mortgage with Barclays Direct. Do I keep my lawyer in the dark?.
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.
I'm converting the mortgage on my existing property to a BTL mortgage with Accord Mortgages Ltd and intend to use the remaining equity towards another house. The location we are talking about is Seven Kings. Will your solicitors be able to act for both sets of lenders and link together the transactions?
Make use of our search tool on this page to ensure that the conveyancers are approved by both banks. Assuming that they are the conveyancer will be able to connect the two deals but you should have a chat with you conveyancer and make apparent your expectations and needs.