Do I select a Licenced Conveyancer or Solicitor for conveyancing in Kingswood?
There are two types of lawyers who can do conveyancing in Kingswood namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the disposal or acquisition of property. They are both duty bound to perform Kingswood conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and procedures will be appropriately followed.
Is it the case that all Kingswood solicitor practices on the TSB conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I am selling my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being a right pain. The Kingswood solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm buying a new build house in Kingswood benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of extras instead. The sale representative advised me not reveal to my solicitor about this extras as it would adversely affect my mortgage with the lender. Should I keep quiet?.
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.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Kingswood is the location of the property. Is there any advice you can impart?
Flying freeholds in Kingswood are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingswood you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingswood 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.
We expect to complete the sale of our £250,000 flat in Kingswood next week. The managing agents has quoted £360 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Kingswood?
Kingswood conveyancing on leasehold maisonettes typically involves fees being invoiced by freeholders :
Completing pre-contract questions
Where consent is required before sale in Kingswood
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I bought a leasehold flat in Kingswood, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Kingswood with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2072
With 53 years unexpired we estimate the premium for your lease extension to be between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
We are in the process of buying a home in Kingswood. Conveyancing is not over but we would like have the amount we are are buying for a secret from sites such as Rightmove. Is this achievable and how?
HMLR are legally obliged to reveal price paid information on a register of the title for domestic properties countrywide which includes properties in Kingswood. The register of title is a public document, so HM Land Registry would be breaking the law if they did not permit access to the register.
You can ask HM Land Registry to withhold the amount paid data however the answer would be a No.