At what point can the exchange of contracts occur in purchase conveyancing in Seven Kings and am I required to be at the solicitors office?
Where you are round the corner to our conveyancing solicitors in Seven Kings you are welcome to come in to sign the paperwork. That being said, the lender approved solicitors we work with offer countrywide coverage for conveyancing and give as equally diligent and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not the critical part. A signed contract is necessary for the solicitor to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Seven Kings)to be in the office at the appropriate time.
When scouring moneysavingexpert.com for a cheap lawyer in Seven Kings, most comment that I must instruct a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Seven Kings is one of the many areas in England and Wales where there are CQS solicitors.
I am the only recipient of my late mum's estate and I have everything in my name alone, including the my former home in Seven Kings. The Seven Kings property was put into my name in August. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in August. Do I have to wait 6 months to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many banks would take a sensible view as this requirement chiefly exists to identify subsales or the wholesaling and assigning of property.
The mortgage over my property is with Nationwide for my property in Seven Kings. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
You must advise Nationwide prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel firm.
Co-operative have agreed my home loan in principle, my bid on a house in Seven Kings has been accepted, what are the next steps?
The property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s approved list). Call up Co-operative or the financial adviser and finalise any appropriate documentation. Co-operative will appoint a valuer who will get in contact with the selling agent or seller to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Co-operative will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Seven Kings.
I'm refinancing my current home to a BTL loan with Lloyds TSB Bank and intend to use the remaining equity as a deposit on a second property. The neighborhood we are looking at is Seven Kings. Will your conveyancers be able to act for the two lenders and link together the two deals?
Make use of our comparison tool on this site to check that the solicitors are on the relevant lender panels. On the basis that they are your solicitor will be able to connect the two deals but you should talk with you lawyer and specify your desired outcome and needs.
I am 17 days into a freehold purchase having been recommend to conveyancers by the selling agent to perform conveyancing in Seven Kings. We are not happy. Can you help me find new conveyancers?
They would need to be really poor to suggest diss instructing them. Has the loan offer been sent? If so you need to make them aware of the new contact details and have the mortgage documents are re-issued. Your solicitor ideally should be on the lenders approved list to avoid escalating fees and frustration. So that should be your first question of the new lawyers. Our search tool can assist you in finding a bank approved conveyancer for your conveyancing in Seven Kings
My wife and I purchased a leasehold house in Seven Kings. Conveyancing and Barclays mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Seven Kings who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Seven Kings conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the leaseholder of a garden flat in Seven Kings. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
You certainly can. We can put you in touch with a Seven Kings conveyancing firm who can help.
An example of a Lease Extension case for a Seven Kings flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case related to 1 flat. The remaining number of years on the lease was 61.36 years.