Am I correct in assuming that the fact that my solicitor in Kingston upon Thames is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Kingston upon Thames conveyancing practice and ask them why they are no longer on the approved list for your bank.
Do the conveyancing lawyers via your comparison service carry out attended exchange conveyancing in Kingston upon Thames?
There are a few conveyancing specialists carrying out one day exchanges. You should contact us to get a costs illustration and details as to dates.
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in Kingston upon Thames?
Many commercial conveyancing solicitors in Kingston upon Thames will perform 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 Kingston upon Thames. The report sets out definitive information 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 Kingston upon Thames.
For every commercial conveyancing transaction in Kingston upon Thames it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Kingston upon Thames commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Kingston upon Thames.
I'm buying my first flat in Kingston upon Thames with a mortgage from Yorkshire Building Society. The builders refused to move on the price so I negotiated 6k of additionals instead. The sale representative suggested that I not to tell my conveyancer about this side-deal as it will affect my mortgage 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.
Should I be wary about estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a local Kingston upon Thames conveyancing company?
As is the case with lots of service providers, often input from relatives can be most helpful. But there are lots of people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the right to select your own lawyer. You need to be aware that the majority of lenders specify a panel list of conveyancers you are obliged to use for the mortgage related work in your house move.
We are in the middle of purchasing a residence in Kingston upon Thames. Conveyancing solicitor has told us the title is "Leasehold". Will this likely make a difference on the marketability of the house?
Kingston upon Thames conveyancing does not ordinarily involve leasehold houses. The main consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the saleability significantly.
At the other extreme, if it's, say, 50 years it is bound to have a adverse impact on the value, and most likely wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease provided to your property lawyer.