We are purchasing our first house. The property lawyer has calledto ask if we want to take out extra conveyancing searches. We are really unsure what's necessary for conveyancing in Kingstanding
The scope of Kingstanding conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your knowledge of the locality and risks, your general approach to risk. What matters is that you adequately appreciate what information the searches could provide. You may then decide if you consider that you need that search. If unsure, ask your lawyer to recommend.
My uncle pointed out to me me that in purchasing a property in Kingstanding there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Kingstanding which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Kingstanding should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed solicitors locally in Kingstanding on the Coventry BS solicitor panel. They have just invoiced me an additional fee for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. This charge is not dictated by Coventry BS but by your Kingstanding property lawyer. Plenty of firms on the Coventry BS panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
I recently had an offer agreed on a house in Kingstanding. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £225. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
five months have gone by following my purchase conveyancing in Kingstanding completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a flat up to £305k and found one close by in Kingstanding I like with a park and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Kingstanding in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
In what way does the Landlord & Tenant Act 1954 impact my business property in Kingstanding and how can you help?
The particular law that you refer to gives a safeguard to business lessees, giving them the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Kingstanding is one of our numerous locations in which our lawyers are based
Is it best to instruct a Kingstanding conveyancing solicitor who is local to the property I am hoping to buy? An old friend can deal with the legal work but his firm is located approximately 350miles away.
The primary upside of using a local Kingstanding conveyancing practice is that you can visit the firm to sign documents, present your ID and apply pressure on them where appropriate. They will also have local insight which is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that must surpass using an unknown Kingstanding conveyancing solicitor just because they are based in the area.