My husband and I are intending to buy a 1 bedroom apartment in Kew with a mortgage. We wish to retain our Kew lawyer, but the bank advise he's not on their "panel". It appears that we have no choice but to appoint one of the lender panel solicitors or keep our Kew conveyancer and pay for one of their panel lawyers to represent them. We feel that this is unjust; are we not able to demand that the mortgage company use our Kew conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Kew conveyancing solicitor to apply to be on the conveyancing panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Kew
There are many recorded licenced Conveyancers in Kew and Solicitor partnerships in Kew to choose from We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I recently had an offer accepted on a house in Kew. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. Soon after, the lawyer contacted me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told four weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Kew is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
It has been 2 months since my purchase conveyancing in Kew completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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.
I have been advised by three or four local selling agents in Kew to find a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to market your lawyers ahead of a competitor’s?
We refuse to offer any commission for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I've recently bought a leasehold flat in Kew. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Kew. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the price payable.
An example of a Lease Extension case for a Kew flat is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case was in relation to 1 flat. The unexpired lease term was 68.34 years.
We had our mortgage agreed in principle on Monday with our bank. We instructed a long established conveyancer in Kew two days ago. Today, our broker phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the lender had some control over our choice Is this legal?
You are permitted to use any conveyancing solicitor you want to instruct including the said conveyancer in Kew but if your mortgage company aren't happy with them you must incur an extra fee so the mortgage company can appoint their own solicitors as well to protect their interest. sometimes it is possible your preferred conveyancing firm to get included on to the lender panel. Do make the most of internet search facilities including lenderpanel.com to find a conveyancing solcitor in Kew on the lender panel. You can go into your high street mortgage company branch in Kew. They will know some good conveyancing solicitors in Kew on the approved list.