My wife and I are intent on acquiring a flat in Kingston. My lawyer has never been on on the mortgage company approved list. Am I still permitted to continue with my Kingston conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

You have a number of alternatives available to you here

• Complete the deal with your preferred Kingston lawyer but your bank will undoubtedly instruct a property lawyer from their approved panel. The net result is additional cost together with probable interruption.
• Appoint a new conveyancer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your lawyer to attempt to join the mortgage company panel

Do lawyers request money on account for conveyancing in Kingston?

If you are buying a property in Kingston your lawyer will request that you place them with funds to cover the search fees. Generally this is needed to cover the fees of the Local Authority Search. If any down payment is as part of the sale price then this should be needed immediately ahead of contracts are exchanged. Any further balance that is needed will be payable shortly before completion.

I had intended to instruct a property lawyer in Kingston for our house move. Our broker has since advised us that our bank The Mortgage Works won't deal with them. Why is this not regarded as unduly restrictive?

A bank can direct that a panel solicitor act for it. You would be expected to bear the charges for this. Do use our tool to locate a solicitor to conduct conveyancing in Kingston on the The Mortgage Works approved list of solicitors.

I am close to exchanging contracts on the sale of our home in Kingston and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Kingston. Having lived in Kingston for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Should I be concerned by 3rd parties that I am dealing with are recommending an online conveyancing firm rather than a High Street Kingston conveyancing firm?

As with many professional services, often referrals from family and friends can be worth their weight in gold. But there are many parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to select. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the endorsement. You have the right to choose your own conveyancer. Don't forget that some lenders specify a panel list of conveyancers you are obliged to use for the mortgage aspect of your house move.