Why would I use a Kingston conveyancing practice given that web based conveyancers are cheap by comparison?

By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Kingston and you should seek a reasonable quote but don’t expend your energy sourcing the lowest priced Kingston conveyancer. Appointing the right conveyancer can mark the distinction between a seamless and a stressful home move. It is important that you ensure that you have expert guidance from an experienced solicitor. Emails can't take the place of a phone call and can never replicate a face to face meeting. Our partner firms will allocate you a qualified and top rated conveyancing solicitor who can handle your conveyancing from from the outset to completion, giving the sort of hand holding that you will never get with an online conveyancer. He or She will keep you updated as to headway and keep you informed. If you ever need to contact the firm you will know who to ask for and they will endeavour to make sure that you are in the know.

I am the registered owner of a freehold premises in Kingston but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Kingston and has limited impact for conveyancing in Kingston but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Kingston.

Flooding is a growing risk for solicitors dealing with homes in Kingston. There are those who purchase a property in Kingston, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Kingston. The conventional set of completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to determine if the property has historically flooded. If the property has been flooded in past and is not revealed by the seller, then a buyer could issue a claim for damages stemming from an inaccurate response. A buyer’s lawyers may also carry out an environmental search. This should reveal if there is a recorded flood risk. If so, further investigations should be made.

Just acquired a semi-detached house in Kingston , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Kingston conveyancing solicitor works at snail pace, so I want to check that my name is recorded.

There is nothing unique about conveyancing in Kingston registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. As of today in the region of three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place once the purchaser has moved in to the premises thus post completion formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

I'm purchasing a new build house in Kingston with a mortgage from Britannia. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my solicitor about this extras as it could jeopardize my loan with Britannia. Is this normal?.

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.