Is the fact that my conveyancer in Keston is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor 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 simply call the Keston conveyancing firm and enquire why they are no longer on the approved list for your bank.
Our son is in the process of securing a new build apartment in Keston with a mortgage from Lloyds. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do lenders provide you with an approved list of Keston conveyancing solicitors? How do you know who is on the Skipton conveyancing panel?
Keston conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
What will a local search inform me concerning the house my wife and I buying in Keston?
Keston conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search plays an important role in most Keston conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who did the conveyancing in Keston 10 years ago no longer exist. What do I do?
Assuming the title is registered the details of your ownership will be documented by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and secure up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Keston I like with open areas and station in the vicinity, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Keston suitable, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan that many years will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they 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 solicitor about this.