Me and my wife are acquiring property in Kensal Rise. My property lawyer has never been on on the bank conveyancing list. Is it possible for me to appoint my Kensal Rise conveyancing solicitor even though they are not on the lender panel?
You have a number of choices open to you here
- Carry on with your chosen Kensal Rise conveyancer but your mortgage company will need to appoint a lawyer on their approved list. This will result in additional fees together with likely interruption.
- Get a new property lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your property lawyer to pull out all the stops to get listed on the bank’s conveyancing panel
I require conveyancing for a flat in a relatively new development (five years built) in Kensal Rise. 95% of the appartments are already sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Kensal Rise?
If you getting a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Kensal Rise conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to swap to an alternative solicitor for your conveyancing in Kensal Rise.
A colleague advised me that where I am buying in Kensal Rise I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Kensal Rise conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Kensal Rise around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kensal Rise Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Kensal Rise.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who handled the conveyancing in Kensal Rise 5 years ago are no longer around. What do I do?
As long as you have a registered title the information relating to your ownership will be recorded by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, find your house and secure up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I'm buying a new build house in Kensal Rise benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of additionals instead. The property agent told me not reveal to my conveyancer about this deal as it would adversely affect my mortgage with National Westminster Bank. 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Kensal Rise is the location of the property. Is there any guidance you can impart?
Flying freeholds in Kensal Rise are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kensal Rise you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kensal Rise may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.