Is the fact that my conveyancer in Kensal Rise is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Kensal Rise conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
IfI was to buy a freehold homein Kensal Rise mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Kensal Rise?
The sole saving you would make on is the costs for searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with your vendors conveyancing practitioner, SDLT submission, register the ownership etc. A marginal saving might be made by not needing to register a mortgage but it won't be significant.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Kensal Rise. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Kensal Rise?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Kensal Rise. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Kensal Rise differ for newly converted properties?
Most buyers of new build property in Kensal Rise approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Kensal Rise usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kensal Rise or who has acted in the same development.
Is it true that a Kensal Rise conveyancing practice has court proceedings brought against them by a client for not carrying out the right conveyancing searches?
Our attention has not be brought to such a Kensal Rise conveyancing claim but it has been reported that, a couple acquiring a house elsewhere in England successfully won a claim against their conveyancer due to development permission to construct a wind farm failing to be identified in conveyancing searches.
Where you are thinking of buying a home in Kensal Rise It is important that your conveyancer purchase all Kensal Rise conveyancing searches required to ensure you have relevant and current information ahead of acquiring a property.