Me and my partner are soon to exchange buying a house in Kings Langley but as a consequence of damage from the recent storms I have managed to agree recompense from the vendor of three thousand pounds by way of a adjustment in the price. I had intended this to be addressed as part of amending the contract however TSB will not permit this. Why were they informed?
Your property lawyer being on a TSB approved list is duty bound to disclose to TSB of any changes to the purchase price. If you were to refuse your conveyancing practitioner to notify the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new solicitor for your conveyancing in Kings Langley.
Having sold my house in Kings Langley last October but the buyer keeps Skype messaging every few hours to say her lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your disposal your solicitor is duty bound to send the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer must also evidence that the home loan has been discharged to the purchasers lawyers. There is unlikely to be post completion requirements specific conveyancing in Kings Langley.
Can you point me to a directory of Leeds Building Society panel conveyancers in Kings Langley on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public online. Where you are seeking to appoint a Kings Langley property lawyer on the Leeds Building Society please use our tool.
We are getting a further advance on our mortgage from Virgin Money as we intend to carry out renovations to our house in Kings Langley. Are we obliged to choose a nearby Kings Langley solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money would not normally require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
I was told three 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 Kings Langley is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to 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.
I own a 4 bedroom Edwardian house in Kings Langley. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Skipton Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kings Langley and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
My cousin has encouraged me to instruct his conveyancing solicitors in Kings Langley. Do I follow his advice?
Much as we are happy to recommend a Kings Langley conveyancing lawyer the best way to find a conveyancing solicitor is to seek guidance from friends or relatives who have actually used the solicitor you're contemplating using.
My lawyers in Kings Langley have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.