Souldinstructing a Kingston upon Thames conveyancing solicitor make the home moving process easier?
Kingston upon Thames is a special area, where local experience is a significant benefit. The laid-back lifestyle has it’s attractions – but not for your home move. The conveyancers that we recommend display wide Kingston upon Thames insight with a positive, hands-onattitude that ensures everything runs smoothly. It will certainly help that they enjoy good relationships with financial advisers, search providers, surveyors and other Kingston upon Thames conveyancing practices
Having sold my house in Kingston upon Thames last May yet the purchaser is SMS messaging daily complaining that their conveyancer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your disposal your solicitor should forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also confirm that the home loan has been redeemed to the purchasers solicitors. There are no post completion steps unique to conveyancing in Kingston upon Thames.
What happens if my lawyer’s firm is suspended from the RBS Conveyancing panel ahead of completing my conveyancing in Kingston upon Thames?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Can you help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Kingston upon Thames?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
We previously appointed conveyancers with offices in Kingston upon Thames on the Kent Reliance solicitor approved list. They have just invoiced me a separate sum for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. This fee is not dictated by Kent Reliance but by your Kingston upon Thames solicitor. Plenty of firms on the Kent Reliance panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Kingston upon Thames solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kingston upon Thames surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Kingston upon Thames differ for new build properties?
Most buyers of new build premises in Kingston upon Thames approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because developers in Kingston upon Thames usually purchase the site, 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 conveyancers 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.
I am employed by a busy estate agent office in Kingston upon Thames where we have experienced a number of leasehold sales derailed due to short leases. I have received conflicting advice from local Kingston upon Thames conveyancing firms. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Kingston upon Thames. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to arrive at the price.
An example of a Lease Extension matter before the tribunal for a Kingston upon Thames residence 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 related to 1 flat.