My wife and I are planning to buy a property in Kilburn and are in fact using a Kilburn conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Leeds Building Society have this evening contacted us to advise us that they have now hit a problem as our Kilburn lawyer is not on their approved list of lawyers. What do we do from here?
If you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. 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 Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Kilburn solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Why do I have to pay up front for conveyancing in Kilburn?
If you are buying a property in Kilburn your solicitor will request that you to provide them with monies to cover the search fees. Generally this is requested to cover the fees of the conveyancing searches. If any down payment is payable against the total price then this will be asked for shortly prior to exchange of contracts. The final balance that is needed will be payable shortly before completion.
We hope to to buy with Coventry BS. We have called around locally yet cant to find a Kilburn conveyancing firm on the Coventry BS approved list. Can you help?
Feel free to take advantage of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type Kilburn or your location and you will be presented with a number of lawyer based in Kilburn or nearest you.
It has been four months following my purchase conveyancing in Kilburn took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Kilburn with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of additionals instead. The property agent suggested that I not to tell my solicitor about this side-deal as it may jeopardize my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.