Is the fact that my conveyancer in Kingston is not identified on my mortgage company's solicitor panel that there is a problem with the standard of his work?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a 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 lawyer 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 Kingston conveyancing firm and enquire why they are no longer on the approved list for your bank.

Is there a reason why leasehold purchase conveyancing in Kingston is more expensive?

In short, leasehold conveyancing in Kingston and Surrey usually requires additional hours of investigation compared to freehold conveyancing. This includes reviewing the lease, communicating with the landlord concerning the service of appropriate notices, obtaining up-to-date service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first granted.

Just acquired a detached house in Kingston , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Kingston conveyancing solicitor works at snail pace, so I want to check the registration is dealt with.

There is nothing unique about conveyancing in Kingston registration formalities. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry have to notify any third persons or bodies. Currently roughly 80% of such applications are fully addressed within two weeks but occasionally there can be protracted hold-ups. Historically registration is effected once the purchaser has moved in to the premises therefore post completion formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

Due to the advice of my in-laws I had a survey completed on a house in Kingston in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not give a loan on such a home.

It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kingston. Conveyancing will be smoother if you use a solicitor in Kingston especially if they regularly deal with such properties in Kingston.

My wife and I purchased a leasehold flat in Kingston. Conveyancing and The Mortgage Works mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Kingston who acted for me is not around. Any advice?

First contact HMLR to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Kingston conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Kingston - Examples of Questions you should ask before Purchasing

The best form of lease arrangement is a share of the freehold. In this situation the tenants have being in charge if their destiny and although a managing agent is often retained where the building is larger than a house conversion, the managing agent employed by the leaseholders. What is the name of the managing agents? How is the lease structured?