I am one month into the sale of my ground floor flat in Kingston upon Thames and the EA has just telephoned to warn that the buyers are switching law firm. The excuse is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Kingston upon Thames ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I had intended to instruct a property lawyer in Kingston upon Thames for our home move. Our broker informed us that our mortgage lenders Leeds Building Society won't deal with them. Surely this is unfair competition?
A mortgage company can direct that a panel solicitor act for it. You would be liable to meet the cost of this. Please make use of our directory service to find a solicitor to conduct conveyancing in Kingston upon Thames on the Leeds Building Society conveyancing panel.
Just acquired a detached house in Kingston upon Thames , What is the estimated time for the Land Registry to record my ownership? My Kingston upon Thames conveyancing solicitor has been very slow, so I want to be sure the registration is dealt with.
As far as conveyancing in Kingston upon Thames is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd parties. Currently roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration is effected after the new owner is living at the premises therefore an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
I decided to have a survey carried out on a house in Kingston upon Thames prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not grant a loan on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kingston upon Thames. Conveyancing will be smoother if you use a solicitor in Kingston upon Thames especially if they are familiar with such properties in Kingston upon Thames.
My father-in-law has urged me to instruct his lawyers for conveyancing in Kingston upon Thames. Should I use them?
There are no two ways about it the ideal way to find a conveyancing lawyer is to seek referrals from friends or family who have actually previously instructed the solicitor you're are thinking of instructing.
Last June I purchased a leasehold flat in Kingston upon Thames. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Kingston upon Thames conveyancing firm to assist?
in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the premium.
An example of a Lease Extension case for a Kingston upon Thames premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.