Am I correct in assuming that the fact that my conveyancer in West Kensington is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That is more than likely an incorrect assumption to make. 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 most common reasons for removal are: (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. Where you are concerned you should contact the West Kensington conveyancing firm and ask them why they are no longer on the approved list for your bank.

What is the optimum way to find out if the solicitor carrying out my conveyancing in West Kensington is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus spending £175.00 in another set of legal charges.

You should make the most of the search tool on this site. Pick the lender and type ‘West Kensington’ or your preferred area and you will discover numerous conveyancers offices in West Kensington or near you.

Due to the advice of my in-laws I had a survey completed on a property in West Kensington ahead of appointing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may not issue a loan on a flying freehold property.

It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in West Kensington. Conveyancing will be smoother if you use a solicitor in West Kensington especially if they are accustomed to such properties in West Kensington.

In what way does the Landlord & Tenant Act 1954 impact my commercial property in West Kensington and how can your lawyers assist?

The particular law that you refer to provides protection to business lessees, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. West Kensington is one of our many areas of the UK in which our lawyers are located

I am hoping to exchange soon on a studio apartment in West Kensington. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in West Kensington should include some of the following:

Alterations to the flat Where does the liability rest to repair and maintain the building. It is essential that you know who is responsible the repair and maintenance of every part of the building Your lawyers should enable you to have an understanding of the insurance obligations The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Do you need to have carpet in the flat or are you allowed wood flooring?

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a West Kensington conveyancing firm to help?

Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.

An example of a Lease Extension matter before the tribunal for a West Kensington property is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case was in relation to 1 flat. The unexpired lease term was 37.79 years.