Me and my fiance are buying a maisonette in Kilburn Park. My lawyer has never been on on the bank solicitor panel. Am I still permitted to use my Kilburn Park conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?
You have a couple of alternatives available to you here
- Carry on with your existing Kilburn Park solicitor but your lender will need to use a property lawyer from their approved list. The net result is additional cost and likely delay.
- Get a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your lawyer to do everything possible to get listed on the lender’s conveyancing panel
Due to move into my new home in Kilburn Park next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not specific to conveyancing in Kilburn Park.
Completed the sale of my flat in Kilburn Park last March but our buyer keeps telephoning daily to moan that their lawyer needs to hear from mine. What are the post completion sale legalities following completion?
Post completion of your sale your lawyer is obliged to forward the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Where appropriate, your conveyancer must also confirm that the home loan has been redeemed to the purchasers lawyers. There are no post completion tasks unique to conveyancing in Kilburn Park.
A friend pointed out to me me that in buying a property in Kilburn Park there could be various restrictions prohibiting external changes to the property. Is this right?
There are a number of properties in Kilburn Park which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Kilburn Park should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a 3 bedroom semi in Kilburn Park. The intention is to carry out a loft conversion at the house.Will the conveyancing process include investigations to see if these alterations were previously refused?
Your solicitor will review the registered title as conveyancing in Kilburn Park can on occasion identify restrictions in the title deeds which prevent certain changes or require the consent of a 3rd party. Certain additions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We have agreed to purchase a house in Kilburn Park. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As you are obtaining a mortgage with Kent Reliance your lawyer must comply with the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Kilburn Park.
All being well we will complete the disposal of our £200,000 maisonette in Kilburn Park next Tuesday. The management company has quoted £384 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Kilburn Park?
Kilburn Park conveyancing on leasehold apartments normally involves the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is not legally bound to respond to these enquiries most will be content to do so. They are at liberty to invoice a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some cases it exceeds £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that you have no option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
I am the leaseholder of a garden flat in Kilburn Park. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Kilburn Park conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Kilburn Park flat is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case affected 2 flats. The unexpired residue of the current lease was 70.02 years.