My husband and I are hoping to buy a home in Kew and have appointed a Kew conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Scotland have this morning contacted us to inform me that they have now hit a problem as our Kew conveyancer is not on their conveyancing panel. What do we do from here?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Kew lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are purchasing a property and need a conveyancing solicitor in Kew who is on the Santander approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Kew.
Can you point me to a directory of Bank of Ireland panel solicitors in Kew on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings visible over the internet. If you are looking for a Kew conveyancing practitioner on the Bank of Ireland please use our facility.
My wife and I have arranged a further advance on our home loan from Bank of Ireland as we intend to conduct renovations to our house in Kew. Are we obliged to choose a local Kew solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland do not ordinarily require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
About to purchase maisonette in Kew. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kew conveyancing practitioner is on the Aldermore conveyancing panel.
It has been three months since my purchase conveyancing in Kew completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Kew I like with amenity areas and transport links nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Kew in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage that many years will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Me and my wife are buying a leasehold flat in Kew. Conveyancing quotes are coming in at around £1650. Is that in the right ballpark?
The average cost last year for conveyancing in Kew was just under one thousand five hundred pounds excluding Stamp Duty and HMLR fees.