My property lawyer in Kent has never been on on the Nottingham Building Society Solicitor Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are not on the Nottingham Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your preferred Kent lawyers but Nottingham Building Society will need to use a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges and result in delays.
- Find a new practitioner to to deal with the purchase, obviously checking they are Nottingham Building Society approved.
- Persuade your Nottingham Building Society solicitor to seek to join the Nottingham Building Society panel
This question may be naive but I am unexperienced as a 1st time buyer of a garden flat in Kent. Do I pick up the keys to the house on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Kent?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I am purchasing a property in Kent. An unusual aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Skipton your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Kent.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Kent conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
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
I need some quick conveyancing in Kent as I have a deadline to complete inside 3 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you are at liberty not to have searches conducted although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Kent the following are instances of what can arise and therefore impact market value: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...
I am purchasing my first flat in Kent with a loan from Godiva Mortgages Ltd. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this deal as it would put at risk my mortgage with the bank. Should I keep quiet?.
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.
Hoping to buy a property located in Kent and I am already nervous. I couldn't find anything specific about Kent. Conveyancing will be needed in due course but do you know about the Kent area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Kent. In the meantime here are some basic statistics that we found
The financial adviser has recommended their conveyancing practitioner for my conveyancing in Kent - Is it not simpler better to just instruct them?
It is not always the case and you are free to opt for whichever solicitor you decide for your Kent home move. A conveyancing practitioner recommended by a 3rd party adviser may not always be the right property lawyer, they may suggest their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.