We wanted to use a conveyancing solicitor in Kilburn for our house purchase. Our financial adviser has since notified us that our bank Godiva Mortgages Ltd won't deal with them. Surely this is unduly restrictive?
Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Kilburn conveyancing firms would have been on most mortgage company panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms relating to their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Kilburn conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Kilburn is amongst the hundreds of areas where the lawyers we recommend are members of the panel for Godiva Mortgages Ltd.
Can you help - my lawyer advises that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Kilburn?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Santander and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
When it comes to mortgage companies such as HSBC, do Kilburn lawyers face a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
How can we tell if a Kilburn conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Kilburn seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.
Me and my brother own a renovated Georgian property in Kilburn. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kilburn and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Kilburn is the location of the property. Can you shed any light on this issue?
Flying freeholds in Kilburn are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kilburn you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kilburn may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My company is hoping to lease a unit on the high street. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Kilburn for less than £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Kilburn, including the disposal and purchase of businesses as well as simply premises. If you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. Regarding the fees this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to furnish you with a detailed commercial conveyancing calculation.