Are the BSA intent on creating a searchable register to list solicitors on the Coventry BS conveyancing panel for example in Kennington?
We have not been informed any intention on the part of the BSA to promote such a register.
My aunt informed me that in buying a property in Kennington there may be a number of restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Kennington which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Kennington should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Kennington solicitor firms on the Lloyds conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be regulated by the SRA. Some lenders do allow licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being problematic. The Kennington solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
We are close to exchanging contracts on the sale of our house in Kennington and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Kennington conveyancer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Kennington. Having lived in Kennington for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who did the conveyancing in Kennington 10 years ago no longer exist. What are my next steps?
You no longer need to have the physical deeds to establish that you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.
Due to the advice of my in-laws I had a survey completed on a property in Kennington before instructing lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks will not give a mortgage on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kennington. Conveyancing will be smoother if you use a solicitor in Kennington especially if they are accustomed to such properties in Kennington.
I am 14 days into a residential purchase having been referred to conveyancers by the local agent to carry out the conveyancing in Kennington. We are not happy. Can you you assist me in finding new solicitors?
They would need to be very bad to suggest replacing them. Has the loan offer been issued? If so you will need to make them aware of the new solicitor and get the mortgage documents are re-sent. Your conveyancer should be on the banks approved list to avoid escalating fees and frustration. So that should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your home move in Kennington