Our bank has suggested solicitors on their panel based in Kingsley but I would rather instruct a conveyancing lawyer in Kingsley local to me. Can you help?

The minority of Kingsley conveyancing solicitors are on all banks conveyancing panel. Please make the most of our search tool to identify a Kingsley conveyancing solicitor on the on the mortgage company panel.

When it comes to mortgage companies such as Santander, do Kingsley property lawyers face an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

The formalities of my purchase has taken place for my property in Kingsley. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

After weeks of negotiation I have agreed a price on a house in Kingsley. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £150. Shortly after, the lawyer contacted me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build flat in Kingsley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Kingsley

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared.

Over the last few months I have been searching for a flat up to £235,500 and found one near me in Kingsley I like with open areas and station in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Kingsley for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

How do I search for a Kingsley conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10miles to attend the solicitor.

You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Kingsley and you will see a number of lawyer located nearest Kingsley. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.