Is the fact that my solicitor in Kingsdown is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?

That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Kingsdown conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Should commercial conveyancing searches disclose planned roadworks that could affect a commercial land in Kingsdown?

Its becoming the norm that commercial conveyancing solicitors in Kingsdown will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Kingsdown. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kingsdown.

For each commercial conveyancing transaction in Kingsdown it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Kingsdown commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Kingsdown.

The estate agent has sent us the confirmation of our purchase of a new build flat in Kingsdown. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Kingsdown

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I decided to have a survey done on a property in Kingsdown in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders will refuse to grant a mortgage on this type of property.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kingsdown. Conveyancing will be smoother if you use a solicitor in Kingsdown especially if they regularly deal with such properties in Kingsdown.

My partner and I may need to sub-let our Kingsdown garden flat temporarily due to a career opportunity. We instructed a Kingsdown conveyancing firm in 2001 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?

A lease governs the relationship between the freeholder and you the leaseholder; specifically, it will say if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Kingsdown do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I am the registered owner of a 1st floor flat in Kingsdown, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Kingsdown with over 90 years remaining are worth £180,000. The ground rent is £65 charged once a year. The lease expires on 21st October 2078

With just 59 years left to run we estimate the premium for your lease extension to span between £20,900 and £24,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.