My husband and I are planning to acquire a flat in Kingsbury and are in fact using a Kingsbury conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this afternoon contacted us to advise us that they have now hit a problem as our Kingsbury conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property requiring a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Kingsbury solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can the conveyancing lawyers that you recommend handle attended exchange conveyancing in Kingsbury?
We do have a number of conveyancing specialists who can conduct 24hr exchanges. Do call us to receive a costs illustration and details as to dates.
Having sold my house in Kingsbury last September yet the purchaser is texting me to say their conveyancer needs to hear from mysolicitor. What should my lawyer have done following completion?
Following your house sale your lawyer should deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor must also confirm that the home loan has been redeemed to the buyers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Kingsbury.
I am helping my sister sell her property in Kingsbury. Will the conveyancer commission an energy performance certificate or it is for the seller to coordinate?
After the abolition of HIPs, EPC’s was kept a compulsory part of selling a house. An energy assessment must be commissioned before the property is marketed. It is not a task that solicitors normally arrange. Where you are instructing a Kingsbury conveyancing practitioner they may be able to arrange energy assessments given their relationships with reputable local providers
Leeds Building Society have agreed my mortgage in principle, my offer on a house in Kingsbury has been agreed to, now what?
Your estate agent will want to know who your solicitors are (make sure the conveyancers are on the bank’s approved list). Contact Leeds Building Society or your financial adviser and complete any relevant paperwork. Leeds Building Society will sellect a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Kingsbury.
Our sealed bid on a property in Kingsbury has been agreed to, the owners do however have a connected purchase. The sellers have placed an offer on a flat, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Kingsbury. What do I do now? At what point should I apply for the mortgage with Kent Reliance?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Kingsbury conveyancing search fees, etc). First, you should check that your conveyancing practitioner is on the Kent Reliance conveyancing panel. Concerning the subsequent steps this very much dictated by the specifics of your case, desire for this property and on the state of the market. In a buoyant market some purchasers would apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their lawyer to move forward with the conveyancing in Kingsbury.
I require quick conveyancing in Kingsbury as I am faced with pressure to complete within one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches carried out although no solicitor would recommend that you don't. With lots of history conveyancing in Kingsbury the following are instances of issues that can be revealed and therefore impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
I am looking for a conveyancing lawyer in Kingsbury for my home move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
One may search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.