I am hoping to move into my new home in Kingsbury next Tuesday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Kingsbury.
It is a dozen years since I purchased my house in Kingsbury. Conveyancing solicitors have now been retained on the sale but I am unable to locate my deeds. Is this a problem?
Don’t worry too much. First the deeds may be with the mortgage company or they could still be with the lawyers who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Kingsbury involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.
Do I need to pop into the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Kingsbury so that I can pop in to their offices if required.
Most approved lawyers for lenders undertake the vast majority of work through the post, internet or over phone calls. This enables them to undertake the legal work for your home move regardless of where you live in England or Wales. That being said you should check if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.
I require expedited conveyancing in Kingsbury as I am faced with an ultimatum to complete in less than 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not getting a home loan you have the choice not to have searches conducted although no law firm would recommend that you don't. With plenty of history conveyancing in Kingsbury the following are instances of issues that can arise and adversely affect future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Railway Schemes,...
I decided to have a survey completed on a house in Kingsbury prior to retaining lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some banks may refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kingsbury. Conveyancing may be slightly more expensive based on your lender's requirements.
I own a leasehold house in Kingsbury. Conveyancing and Chelsea Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Kingsbury who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Kingsbury conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a first flat in Kingsbury. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Lease Extension matter before the tribunal for a Kingsbury property is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case related to 1 flat. The unexpired term as at the valuation date was 70.25 years.