My IFA says he needs my King's Cross lawyer’ panel reference for the Nationwide conveyancing panel. Can you suggest how I find this out. I have e-mailed my local King's Cross branch but they have not responded to me.
Have you tried speaking to your King's Cross lawyer about this?. Most King's Cross law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
The vendors of the home we are hoping to buy have appointed a conveyancing firm in King's Cross who has recommended a lock out agreement with a payment of 5k. Is it wise to enter into such agreements?
There are a couple of main drawbacks with signing a lock out agreement (occasionally termed a no-shop agreement) is that it diverts attention away from moving forward with the conveyancing work, so unless it requires little or no negotiation then it could turn out to be a cause of frustration and delay. It is not strongly advocated by King's Cross conveyancing lawyers for this reason. A further negative is the extent of the remedies available - an aggrieved purchaser is not likely to win an injunctive ruling by a court to stop the vendor disposing of the property to another buyer, so the only remedy open via the contract will be the recovery of wasted costs and, in rare circumstances, the additional payment of damages.
Does a directory service exist listing Barclays panel conveyancers in King's Cross on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings viewable on the web. If you are in need of a King's Cross conveyancer on the Barclays please use our tool.
Santander have agreed my mortgage in principle, my bid on a flat in King's Cross has been agreed to, what happens next?
Your estate agent will need to be advised as to your solicitor's details (be sure the solicitors are on the bank’s panel). Telephone Santander or the financial adviser and complete any appropriate paperwork. Santander will sellect a valuer who will get in touch with the estate agent or seller to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Santander will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in King's Cross.
At last I have had an offer on an apartment in King's Cross agreed to, but there is a chain. The vendors have offered on a property, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in King's Cross. What do I do now? At what stage should I apply for the mortgage with Leeds Building Society?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, King's Cross conveyancing search fees, etc). The first course of action is to ensure that your conveyancer is on the Leeds Building Society approved list. As to the next stages this very much depends on the circumstances of your case, motivation for the property and on the state of the market. In a hot market some purchasers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with the conveyancing in King's Cross.
The deeds to our house are lost. The solicitors who dealt with the conveyancing in King's Cross 5 years ago no longer exist. What are my options?
Assuming the title is registered the details of your ownership will be recorded by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, find your house and secure up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
I am buying a new build flat in King's Cross. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in King's Cross
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am looking for a flat up to £305k and identified one near me in King's Cross I like with open areas and railway links in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in King's Cross in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to 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 speak to your conveyancing lawyer regarding this matter.