is it true that all Kingsthorpe solicitor firms on the conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

I am buying a property in Kingsthorpe. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As your lender is your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for . The CML Handbook contains minimum specifications for solar panel roof-space leases, and are required to report to where a lease does not meet these provisions. The specifications relate to the installation of panels on properties nationwide and is not restricted to Kingsthorpe.

The mortgage over my property is with for my property in Kingsthorpe. Conveyancing was finalised a year 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 buy-to-let mortgage or inform ?

You must advise before renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies 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 directly. It should not be necessary to do this via a conveyancing panel firm.

I moved into my home on 14 April and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Kingsthorpe advises it should be recorded in a couple of weeks. Are properties in Kingsthorpe uniquely lengthy to register?

As far as conveyancing in Kingsthorpe registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd parties. Currently in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place once the new owner is living at the property thus an expedited registration is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

I am purchasing a new build house in Kingsthorpe with a mortgage from . The sellers refused to budge the amount so I negotiated 6k of additionals instead. The property agent told me not to tell my conveyancer about this side-deal as it may adversely affect my loan with . Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 opted to have a survey carried out on a house in Kingsthorpe in advance of instructing solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some lenders tend not give a mortgage on this type of premises.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kingsthorpe. Conveyancing may be slightly more expensive based on your lender's requirements.

Am I right to be wary by brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Kingsthorpe conveyancing practice?

As is the case with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. But there are lots of parties with a vested interest in a conveyancing transaction; estate agents, financial adviser and banks might all recommend lawyers to retain. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You have the discretion to appoint your preferred conveyancer. You need to be aware that some banks specify a panel list of solicitors you must use for the lender related work in your transaction.