I am obtaining a mortgage offer from Nat West. I intend to enlist the help of a Licensed Conveyancer in Kingstanding. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We were just about to exchange contracts for a ground floor flat in Kingstanding. We encountered a stumbling block. Our loan offer with Norwich and Peterborough Building Society expires on 17/8/2026 but the owners are putting forward a completion date of 19/8/2026. Can one prolong the loan expiry date?
The person best placed to address this issue is your lawyer who is in a position to determine if they should be discussing with the mortgage company, owner’s solicitors, selling agents or conceivably all parties taking into account what has gone on in your house move to date.
Why is leasehold purchase conveyancing in Kingstanding is more expensive?
The conveyancing fees for a leasehold premises in Kingstanding is inevitably more expensive than on a freehold residence. This is due to the additional time necessary in corresponding with the freeholder and managing agents to collate the evidence about whether the rent and maintenance charges have been discharged and whether there are any significant expenditure in the near future on repairs or maintenance of the building.
We wanted to use a property lawyer in Kingstanding for our house purchase. Our financial adviser has since advised us that our mortgage company The Mortgage Works won't deal with them. Why is this not regarded as unfair competition?
A decade ago most lenders had a different appetite for risk. Almost all Kingstanding conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms concerning their operations and their employees as well as set certain criteria such a completing on a minimum number of conveyancing. Many Kingstanding conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Kingstanding is amongst the numerous areas where the lawyers we list are are approved The Mortgage Works.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Kingstanding is where the house is located. Can you offer any guidance?
Flying freeholds in Kingstanding are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kingstanding you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingstanding may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What can I do to establish who owns a house in Kingstanding?
Provided the premises is registered with HM Land Registry, and you have enough details of the location of the property, you will be able to see details from the HMLR of the registered owner for a for less than a fiver.