We hope to to purchase with Norwich and Peterborough Building Society. We have called around locally but am struggling to find a King's Cross conveyancing firm on the Norwich and Peterborough Building Society panel. Could you assist?
Please do make the most of the find a conveyancing panel solicitor tool on this site. Pick the lender and type King's Cross or your location and you will be presented with numerous conveyancers located in King's Cross or nearest you.
My stepmother pointed out to me me that in buying a property in King's Cross there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in King's Cross which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in King's Cross should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of Clydesdale panel conveyancers in King's Cross on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable online. Where you are looking for a King's Cross conveyancer on the Clydesdale please make the most of our tool.
I am currently in the process of buying my council flat in King's Cross. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
How does conveyancing in King's Cross differ for new build properties?
Most buyers of new build or newly converted property in King's Cross contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because developers in King's Cross typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in King's Cross or who has acted in the same development.
I am looking for a flat up to £245,000 and found one close by in King's Cross I like with a park and transport links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in King's Cross in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan that many years will be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I've recently bought a leasehold house in King's Cross. Am I liable to pay service charges for periods before 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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).
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in King's Cross. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension decision for a King's Cross premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired term was 66.8 years.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the bank conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in King's Cross as it will be easier to pop in to their offices if necessary.
As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in King's Cross.