I am obtaining a mortgage with Santander. I hope to instruct a Licensed Conveyancer in Kingston upon Thames. Does the Santander Solicitor panel exclude Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

I require conveyancing for a flat in a fairly new development (6 years built) in Kingston upon Thames. Almost all the appartments have already been occupied. Do I need carry out the conveyancing searches for my conveyancing in Kingston upon Thames?

If you are purchasing a property with the assistance of a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Kingston upon Thames conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Kingston upon Thames.

We are planning to move home in November. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Kingston upon Thames. Conveyancing lawyer was chosen prior to coming across this website.

On the afternoon of completion you can pick up the keys from the estate agent however this should only take place after the vendors solicitors confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a residential property solicitor in Kingston upon Thames or a legal practice with expertise in conveyancing in Kingston upon Thames.

I am buying a terrace house in Kingston upon Thames. We would like to carry out a loft conversion at the house.Will legal due diligence on the property involve checks to determine if these works are allowed?

Your property lawyer should review the deeds as conveyancing in Kingston upon Thames will occasionally identify restrictions in the title deeds which prohibit certain works or require the permission of another owner. Certain extensions call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

Completion of my purchase has taken place for my property in Kingston upon Thames. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Kingston upon Thames is the location of the property. Is there any guidance you can give?

Flying freeholds in Kingston upon Thames are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kingston upon Thames you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingston upon Thames may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £275,000 garden flat in Kingston upon Thames next Tuesday. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Kingston upon Thames?

For most leasehold sales in Kingston upon Thames conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence enquiries Where consent is required before sale in Kingston upon Thames Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Kingston upon Thames leasehold premises is £350. For Kingston upon Thames conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Kingston upon Thames. Can we issue an application to the Residential Property Tribunal Service?

if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to judgment on the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Kingston upon Thames premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.