I am buying a house without a mortgage in Kensington. I have resided for the last 20 years in Kensington. Conveyancing searches are expensive. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Kensington conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches done, but she is duty bound to do this. Do bear in mind; if you are intend to sell the house one day, it will likely be be of relevance to your prospective buyer what the searches determine. Sometimes properties with apparent issues can still throw up unpredicted search results. A competent conveyancing solicitor in Kensington will be able to give you some practical guidance here.
Can I use your services to find a Conveyancing solicitor in Kensington even where I’m not buying or disposing of a house, for example where I wish to buy a shop in Kensington with a mortgage from TSB?
Our comparison service is primarily utilised to get a quote from residential conveyancing solicitors in Kensington but we have recorded at the bottom of this page a selection of Kensington commercial conveyancing firms. You will need to enquire with the firm directly to establish if they are also authorised to represent TSB
Are all Kensington Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved practices?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Can you point me to a directory of TSB panel conveyancers in Kensington on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings visible online. Where you are in need of a Kensington solicitor on the TSB please make the most of our tool.
I'm in the throws of viewing houses in Kensington and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Nationwide.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I used Action Conveyancing a few years past for my conveyancing in Kensington. I now require my file however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kensington of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Kensington is where the house is located. What do you suggest?
Flying freeholds in Kensington are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kensington you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kensington 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.
My husband and I are first time buyers - had an offer accepted, yet the property agent has warned us that the seller will only issue a contract if we instruct the agent's preferred conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Kensington
We suspect that the seller is not behind this request. Should the vendor require ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Kensington conveyancing solicitors - not the ones that will earn the estate agent a referral fee or hit his conveyancing figures pre-set by HQ.