My fiance and I are looking to acquire a home in Keyworth and have appointed a Keyworth conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Yorkshire Building Society have this afternoon contacted us to advise us that there is now an issue as our Keyworth conveyancer is not on their conveyancing panel. Is this a problem?
If you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Keyworth lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My father informed me that in purchasing a property in Keyworth there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Keyworth which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Keyworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I purchasing a detached bungalow in Keyworth. Our aim is to carry out a loft conversion at the property.Will legal work on the property involve checks to ascertain if these works are prohibited?
Your conveyancer should review the registered title as conveyancing in Keyworth can on occasion identify restrictions in the title deeds which restrict categories of works or need the consent of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
Can you point me to a directory of Kent Reliance panel solicitors in Keyworth on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings visible on the web. If you are looking for a Keyworth lawyer on the Kent Reliance please make the most of our facility.
In surfing the web for the phrase on line conveyancing in Keyworth it shows results of many conveyancersin the area. With so much choice what is the best way to find the right solicitor for me?
The preferential method of seeking a suitable conveyancer is through a trusted testimonial, so ask colleagues and those you trust who have acquired a property in Keyworth or the respected estate agent or financial adviser. Costs for conveyancing in Keyworth vary, so it's a good idea to obtain a minimum of four fee calculations from different conveyancers. Be sure to obtain confirmation that the fees are fixed.
Back In 2001, I bought a leasehold flat in Keyworth. Conveyancing and Barnsley Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Keyworth who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Keyworth conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a 1 bedroom flat in Keyworth, conveyancing formalities finalised October 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Keyworth with over 90 years remaining are worth £222,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2090
With only 70 years unexpired the likely cost is going to be between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Can I discover who is the owner of a house in Keyworth?
As long as the premises is recorded at the Land Registry, and you have enough specifics of the address of the premises, you should be able to view results from the the Land Registry of the registered owner for a a minimal charge.