Can the conveyancing lawyers listed on your site perform attended exchange conveyancing in Kirkby?
There are a few conveyancing specialists who can conduct attended exchanges. Please call us to receive a conveyancing quote and details as to availability.
A colleague pointed out to me me that in buying a property in Kirkby there could be a number of restrictions preventing external changes to a property. Is this right?
There are anumerous of properties in Kirkby which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Kirkby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Kirkby solicitors on the Leeds Building Society conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Kirkby bank branch on various occasions and was told it wasn't a problem and they will lend. My Kirkby conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The property lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I own a renovated Edwardian house in Kirkby. Conveyancing practitioner represented me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kirkby and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the purchase.
I am purchasing a new build house in Kirkby with a loan from HSBC Bank. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my lawyer about this extras as it will affect my mortgage with HSBC Bank. 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.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Kirkby and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Kirkby is one of the hundreds of locations in which our lawyers are located