I am getting a mortgage offer from Halifax. I hope to use a Licensed Conveyancer in Kingston upon Thames. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
How do I check that the solicitor handling my conveyancing in Kingston upon Thames is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus paying £187.00 plus VAT in additional conveyancing invoice.
Please do take advantage of the search tool on this site. Please choose the lender and type ‘Kingston upon Thames’ or your location and you will be presented with numerous solicitors offices in Kingston upon Thames or by proximity to you.
Me and my partner are purchasing a apartment in Kingston upon Thames. I might seem paranoid but how we can trust a conveyancer? At some point we have to put money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Two weeks ago we had a mortgage agreed in principle with Skipton. Kingston upon Thames conveyancing practitioners are chosen. How long does it take for Skipton to issue the offer to the solicitor?
There is no definitive answer here. Have Skipton conducted the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Kingston upon Thames conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
three months have elapsed since my purchase conveyancing in Kingston upon Thames completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. 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 asset 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.
How does conveyancing in Kingston upon Thames differ for newly converted properties?
Most buyers of new build premises in Kingston upon Thames come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Kingston upon Thames usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kingston upon Thames or who has acted in the same development.
Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Kingston upon Thames I like with a park and station nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Kingston upon Thames for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage that many years may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.