When scouring online forums for a conveyancing lawyer in Gunnersbury, most post that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes via the scheme protocol the standard includes numerous companies who conduct conveyancing in Gunnersbury.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Gunnersbury property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in Gunnersbury. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £150. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being problematic. The Gunnersbury solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I got the keys to my home on 3 October and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Gunnersbury advises it would be registered in less than a month. Are titles in Gunnersbury uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Gunnersbury registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd parties. At present roughly three quarters of submission are fully addressed within two weeks but some can be subject to extensive delays. Registration is effected once the new owner has moved in to the property therefore post completion formalities is not always top priority but where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying a new build house in Gunnersbury with a mortgage from Alliance & Leicester . The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent told me not to tell my solicitor about the deal as it would put at risk my mortgage with the lender. 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 am looking for a ground for flat up to £195,000 and identified one close by in Gunnersbury I like with a park and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Gunnersbury suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage that many years will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Do online conveyancing organisations do everything a local Gunnersbury solicitor does or must I retain a solicitor for the final stages for my conveyancing in Gunnersbury?
If you instruct an online conveyancer they should cover all the things your Gunnersbury conveyancer would cover.