We see that you have a post code search directory listing law firms on the Nationwide conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Kings Lynn?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kings Lynn.
The Kings Lynn conveyancing firm that just started acting on my house acquisition in Kings Lynn have suddenly closed. I chose them because I had to have a lawyer on the Barclays conveyancing panel and my preferred Kings Lynn lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I am helping my niece sell her flat in Kings Lynn. Will the solicitor arrange an energy assessment or should I organise this?
After the abolition of Home Packs, EPC’s remained a mandatory part of selling a house. An energy performance certificate should be to hand in advance of the property being put on the market. This is not as aspect of the sale process that law firms normally arrange. If you are instructing a Kings Lynn conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with long established Kings Lynn accredited person
I have instructed a Kings Lynn conveyancing practitioner having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kings Lynn postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Kings Lynn.
Our sealed bid on a house in Kings Lynn has been accepted, the vendors do however have a connected purchase. The sellers have put an offer on on an apartment, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Kings Lynn. What do I do now? When should I get the mortgage application with Yorkshire BS started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Kings Lynn conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Yorkshire BS conveyancing panel. Concerning the subsequent phase this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. In a rising market some purchasers would apply for the mortgage with Yorkshire BS and pay for the valuation and only if it was satisfactory would they request their conveyancer to press on with the conveyancing in Kings Lynn.
Are there restrictive covenants that are commonly identified as part of conveyancing in Kings Lynn?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Kings Lynn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Given that I am about to spend 450k on a house in Kings Lynn I would like to talk to a solicitor about myconveyancing ahead of appointing the firm. Can this be arranged?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your conveyancing in Kings Lynn.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Kings Lynn should be the amount on the final invoice that you end up paying.
Two months into purchasing a property in Kings Lynn. Conveyancing solicitor has told us the title is "Leasehold". Does this make a difference on our Halifax valuation?
Kings Lynn conveyancing does not usually involve leasehold houses. The key factor here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a nominal rent, it's almost the same as freehold, so it shouldn't impact the value significantly.
At the other extreme, if it's, say, 50 years it is bound to have a adverse effect on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be set out in the lease to be supplied to your solicitor.