Just been in touch with my conveyancing lawyer in Kew who acted for me two years ago asking for a conveyancing costs illustration based on the same type of house move (a leasehold property and a freehold property) of almost identical values with a home loan from The Royal Bank of Scotland. I am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper online conveyancer?
The estimate fees seem a little high. If you are prepared to invest time scrutinising quotes you might decrease the fees marginally by say a hundred pounds. On the other hand, if you were happy with the legal work the firm gave you couldcome to rue choosing an a cheaper solicitor. Don't forget to enquire the solicitor can also act for The Royal Bank of Scotland. You can employ our search tool to select a Kew conveyancing firm on the The Royal Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Kew.
My wife and I are acquiring a brand new apartment in Kew and my lawyer is advising me that she is duty bound to the mortgage company to reveal incentives from the seller. I am on a tight deadline to sign contracts and my preference is not to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Kew so that I can pop in to their offices when needed.
Most approved lawyers for banks conduct the vast majority of communications through Royal Mail, e-mail or over the phone. This means that they can undertake the legal work for your home move no matter where you live in the country. However you should check if you have the option of going to the offices of your conveyancing lawyer if needed.
What is your number one tip for finding a conveyancing solicitor in Kew
Do not opt for the lowest Kew conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We previously selected conveyancers locally in Kew on the Leeds Building Society solicitor approved list. They are now charging me a supplemental fee for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. The fee is not set by Leeds Building Society but by your Kew conveyancing practitioner. Plenty of firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
My wife and I have organised a further advance on our home loan from Leeds Building Society as we wish to carry out a loft conversion to our house in Kew. Do we need to select a high street Kew solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?
Leeds Building Society don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
I work for a long established estate agent office in Kew where we have witnessed a few leasehold sales derailed as a result of short leases. I have received conflicting advice from local Kew conveyancing firms. Could you shed some light as to whether the owner of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a a ground floor purpose built flat in Kew. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to determine the price.
An example of a Lease Extension matter before the tribunal for a Kew premises 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 affected 1 flat. The unexpired term was 68.34 years.
I am expecting to complete on the purchase a house in Kew but as a result of damage from the recent storms I have negotiated reparation from the vendor of £2k taking the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process yet the mortgage company will not permit this. Should they have been involved?
The lawyer being on the lender approved list is duty bound to inform the lender of any variations to the sale amount. In the event that you prohibit your property lawyer to report the reduction to your mortgage company then they would have to discontinue acting for you and the bank.