My fiance and I are looking to acquire a flat in Kingsnorth and have instructed a Kingsnorth conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays have this evening contacted us to inform me that there is now an issue as our Kingsnorth conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Kingsnorth solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I can see plenty of here regarding conveyancing in Kingsnorth but can you isolate your top tip for selecting the right conveyancer in Kingsnorth
Do not opt for the cheapest Kingsnorth conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
My husband and I have arranged the release of further monies on our home loan from Kent Reliance as we intend to conduct improvements to our property in Kingsnorth. Are we obliged to appoint a bricks and mortar Kingsnorth solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance do not ordinarily appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
We have a mortgage agreed in principle with Skipton. Kingsnorth conveyancing practitioners are instructed. How long does it take for Skipton to forward the offer to the lawyer?
Some lenders take longer than others. Have Skipton completed the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
What will a local search reveal regarding the house I am buying in Kingsnorth?
Kingsnorth conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Kingsnorth conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
Are there any apps to help search for a Kingsnorth law firm on the Bank of Scotland conveyancing panel? I have wheels and am happy to travel upto 20miles to meet the solicitor.
You can use the search on this page. Please choose the lender and your location and you will see a number of Kingsnorth conveyancing lawyers based on proximity. We have detailed some Kingsnorth conveyancing firms at the bottom of this page and you can call them to verify if they are on the Bank of Scotland member panel
When it comes to my conveyancing in Kingsnorth should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Kingsnorth conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.