My wife and I are nearing an exchange on a house in Kingsbury and my parents have sent the 10% deposit to my property lawyer. I am now told that as the deposit has not arrived from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your property lawyer is duty bound to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
It is a dozen years since I bought my house in Kingsbury. Conveyancing solicitors have just been retained on the sale but I am unable to locate my deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your lender or they could be in the possession of the lawyers who acted in the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Kingsbury relates to registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
I am planning to move property in March. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Kingsbury. Conveyancing lawyer was found prior to coming across this site.
On the day of completion you will need to pick up the house keys from your property agent however this should only occur after the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you will need to tell the removal company that they can start moving you in. We do not recommend a specific removal organisation but can assist you in finding a residential property solicitor in Kingsbury or a legal practice that specialises in conveyancing in Kingsbury.
Does a directory service exist listing Lloyds panel conveyancers in Kingsbury on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public over the internet. Where you are in need of a Kingsbury property lawyer on the Lloyds please make the most of our tool.
The mortgage over my property is with Skipton for my property in Kingsbury. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
You must advise Skipton prior to renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.
Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Kingsbury?
Its becoming the norm that commercial conveyancing solicitors in Kingsbury will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Kingsbury. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kingsbury.
For every commercial conveyancing transaction in Kingsbury it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Kingsbury commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Kingsbury.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Kingsbury I like with a park and railway links in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Kingsbury for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities 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 solicitor about this.
Our mortgage broker has recommended their property lawyer for my conveyancing in Kingsbury - won’t it be better to just use them?
You need to establish if the estate agent is recommending a conveyancer or introducing to a property lawyer. There are plenty of Kingsbury estate agents who recommend two or three Kingsbury conveyancing firms and get nothing from it.