Am I correct in assuming that the fact that my conveyancer in Kensington is not identified on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable 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) lack 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 Kensington conveyancing firm and ask them why they are no longer on the approved list for your bank.
Can you vouch for a TSB approved Kensington conveyancing conveyancer that can complete within a short deadline? Am I best advised to unstruct a high street Kensington firm or an internet firm?
We can recommend some very good Kensington conveyancing firms. You can also walk up the main road in Kensington. Go in to some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Explain your expectations together with the reasons and get an assurance on speed. Select the lawyer that appears most efficient.
It is 10 years ago since I bought my house in Kensington. Conveyancing lawyers have just been appointed on the sale but I am unable to locate my deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be with the mortgage company or they may be archived with the solicitor who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Kensington relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Kensington. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 27/7/2025, the requirements read as follows :
I am buying my first flat in Kensington with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my solicitor about this deal as it could jeopardize my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Midway through the sale of a leasehold flat in Kensington. Conveyancing is fine but we have been asked to pay a fortune from the managing agents. To date we have paid £295.50 for a leasehold management pack and then a further £134.40 for answers to questions raised by the buyers conveyancing practitioner.
Neither you or your conveyancing practitioner will have any impact over the level of the fee for this information but the average fee for the information for Kensington leasehold property is £355. For Kensington conveyancing transactions it is usual for the vendor to cover the costs. The freeholder or their agents are not duty bound to address these questions although many will be content to do so - albeit often at exorbitant prices disproportionate to the work involved. Regretfully there is no law that requires capped charges for administrative tasks. There is no legal time frame by which they are obliged to provide answers.