Please could you recommend a Bank of Scotland approved King's Cross conveyancing firm finish our house move within a very limited time frame? Would it be better to use a local King's Cross practice or a web based conveyancer?
We would be happy to suggest some excellent King's Cross conveyancing firms. Another option is to visit the high street in King's Cross. Go in to some well established law practices and request to see a conveyancing solicitor for a quote. Discuss your requirements together with your reasons and get an assurance on your deadline. Appoint the lawyer that you are most comfortable with.
Having sold my house in King's Cross last February yet the purchaser is texting daily to moan that his solicitor needs to hear from mine. What should have happened now that I have sold?
Following your house sale your solicitor is committed to deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also confirm that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion steps peculiar conveyancing in King's Cross.
We previously instructed conveyancing lawyers locally in King's Cross on the RBS solicitor panel. They are now charging me a further amount for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may levy a fee for this. The fee is not dictated by RBS but by your King's Cross lawyer. Numerous firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.
I have a mortgage with Leeds Building Society for my property in King's Cross. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention prior to renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.
After months of negotiation I have agreed a price on a house in King's Cross. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A few days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We're new to the buying process - had an offer accepted, yet the agent advised that the seller will only issue a contract if we use their preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in King's Cross
It is improbable the vendors are behind this. Should the owner want ‘a quick sale', turning down a serious buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to instruct your own,trusted King's Cross conveyancing lawyers - rather thanthe ones that will give the negotiator at the agency a referral fee or hit his conveyancing targets demanded by head office.
I've found a house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in King's Cross. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in King's Cross ?
Most houses in King's Cross are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in King's Cross in which case you should be shopping around for a King's Cross conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your solicitor should report to you on the legal implications.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a King's Cross conveyancing firm to act on my behalf?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a King's Cross premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired term was 66.8 years.