I am looking for value for money property lawyer. Should I go for for an internet conveyancer rather than a family Kingsdown conveyancing solicitor?
Established third party relationships is an important consideration when choosing conveyancing lawyers. Kingsdown conveyancers often have connections with financial advisers and selling, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much smoother for you. Hosting a sound intelligence of the local area is an advantage.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Kingsdown?
There are two types of lawyers who can perform conveyancing in Kingsdown namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the sale or purchase of property. Both are required to execute Kingsdown conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally administered and that the requisite steps should be accurately followed.
I am selling my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being problematic. The Kingsdown solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have finally had an offer on an apartment in Kingsdown agreed to, but there is a chain. The vendors have placed an offer on a flat, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Kingsdown. What do I do now? At what stage should I apply for the mortgage with TSB?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Kingsdown conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the TSB conveyancing panel. As to the next steps this very much dictated by the specifics of your case, attraction to this property and on the state of the market. In a buoyant market the majority of home buyers would apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to press on with searches.
I have been told that property searches are the main reason for stalling in Kingsdown conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Kingsdown.
I'm buying a new build house in Kingsdown with a mortgage from Barclays Direct. The developers would not move on the price so I negotiated £7000 of additionals instead. The property agent told me not reveal to my conveyancer about this deal as it may jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm refinancing my primary property to a buy to let loan with TSB and I will use the ballance of the raised equity as a down payment on a second property. The location we are interested in is Kingsdown. Will your conveyancers be able to act for the two banks and tie in the transactions?
Do use our search tool on this page to be sure that the lawyers are approved by both lenders. On the basis that they are the lawyer should be able to connect the two deals but you should talk with you conveyancer and make clear your expectations and requirements.
Our estate agent has recommended their lawyer for our conveyancing in Kingsdown - Surely it’s better to just use them?
This is not necessarily the case and you are entitled to opt for whichever solicitor you prefer for your Kingsdown conveyancing. The lawyer suggested by an estate agent may not necessarily be the right conveyancer, they may put forward their preferred conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.