I was told today by my broker that my Kingsbridge property lawyer is not on the bank Solicitor panel. How can I be certain that this is indeed the case?
You need to contact your Kingsbridge lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I have been told that property searches are the number one cause of stalling in Kingsbridge conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Kingsbridge.
Have purchased a a terraced house in Kingsbridge , What is the estimated time for the Land Registry to record the transfer to my name? My Kingsbridge conveyancing solicitor has been very slow, so I want to check the registration is dealt with.
As far as conveyancing in Kingsbridge registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry need to notify any third parties. As of today in the region of three quarters of submission are completed in less than three weeks but some can be subject to extensive delays. Registration takes place after the purchaser has moved in to the property thus registration formalities is not always top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
I'm buying a new build house in Kingsbridge benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my conveyancer about the extras as it could adversely affect my mortgage with National Westminster Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My partner is purchasing a garden flat in Kingsbridge. He was given a quote by the property lawyer connected to the selling agents totaling £1250 . It was 7 years ago since I sold and purchased a home and it cost was £450. Have fees really increased to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Kingsbridge searches, land registry fees, etc)