As someone not used to the Seven Kings conveyancing process what is your top tip you can give me for the ownership transfer in Seven Kings
Not many law firms or advisers will tell you this but conveyancing in Seven Kings and elsewhere in North East London is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the transaction. For instance, the seller, selling agent and sometimes your bank. Selecting a lawyer for your conveyancing in Seven Kings is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to act in your best interests and to keep you safe.
Sometimes a potential adversary will try and convince you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your lawyer is slow. Or your mortgage broker may tell you to do something that is against your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
What is the optimum way to discover of the solicitor carrying out my conveyancing in Seven Kings is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus spending £187.00 plus VAT in additional conveyancing costs.
You should take advantage of the search tool on this web page. Pick the lender and type ‘Seven Kings’ or your preferred area and you will see numerous conveyancers offices in Seven Kings or by proximity to you.
When it comes to mortgage companies such as Aldermore, do Seven Kings conveyancers face a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We previously appointed solicitors based in Seven Kings on the Virgin Money solicitor panel. They are now charging me an additional sum for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This charge is not set by Virgin Money but by your Seven Kings solicitor. Some firms on the Virgin Money panel will quote ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Seven Kings conveyancer on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
What will a local search tell me concerning the property we're purchasing in Seven Kings?
Seven Kings conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search is essential in every Seven Kings conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Are there restrictive covenants that are commonly identified as part of conveyancing in Seven Kings?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Seven Kings. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Seven Kings. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Seven Kings
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.