My mortgage broker says he needs my South Kensington lawyer’ panel member for the Nat West conveyancing panel. What is the best way to discover this. I have contacted my local South Kensington branch but they don't know it.
The sensible thing to do is ask for this information from your South Kensington lawyer . Most South Kensington law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
As a FTB what is the most important advice you can impart about purchase conveyancing in South Kensington?
You may not hear this from too many lawyers but conveyancing in South Kensington and elsewhere in West London is an adversarial process. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the home moving process. For example, the vendor, selling agent and sometimes a lender. Appointing a solicitor for your conveyancing in South Kensington should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to protect your best interests and to keep you safe.
Every so often a potential adversary will attempt to convince you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your conveyancer is slow. Or your mortgage broker may tell you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in South Kensington. The South Kensington property was put into my name in May. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in May. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this clause primarily exists to identify the purchase and immediately sell or the quick reselling of property.
Can I be sure that the South Kensington conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in South Kensington getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your conveyancing.
Completion of my purchase has taken place for my property in South Kensington. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It has been 4 months following my purchase conveyancing in South Kensington completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in South Kensington I like with amenity areas and station nearby, however it's only got 49 years on the lease. I can't really find anything else in South Kensington suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
The property lawyers undertaking our conveyancing in South Kensington has forwarded papers to review that state the property is unregistered with epitome documents. How can it be that the property not registred at the Land Registry?
Although most properties in South Kensington are now registered with HMLR there are still a few that remain unregistered. Any property in South Kensington that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a South Kensington property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many South Kensington conveyancing practitioners will be familiar with such matters but if any uncertainty reigns the prevailing guidance nowadays appears to be for the seller’s conveyancer to register it first and thereafter deal with the transfer to the buyer - this undoubtedly cause a significant delay.