We note that you have a search directory listing law firms on the Principality conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Kingston?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kingston.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to instruct a specialised conveyancing solicitor in Kingston?
You should check but the the likelihood is that appoint one of their panel lawyers should you take up the "fee-free" incentive. Call the bank and explore if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Kingston.
I completed on my house on 13 October and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Kingston advises it would be recorded inside ten days. Are titles in Kingston particularly slow to register?
As far as conveyancing in Kingston is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. At present roughly three quarters of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Registration is effected after the new owner has moved in to the premises so an expedited registration is not typically primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Kingston is where the house is located. What do you suggest?
Flying freeholds in Kingston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingston you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingston may determine 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 residence.
We're first time buyers - agreed a price, but the property agent has warned us that the owners will only proceed if we instruct their chosen conveyancers as they need an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in Kingston
It is highly unlikely the vendors are driving this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Kingston conveyancing solicitors - rather thanthe ones that will provide their estate agent a commission or hit his conveyancing targets demanded by senior management.
I am employed by a reputable estate agency in Kingston where we have witnessed a few flat sales derailed as a result of short leases. I have received inconsistent advice from local Kingston conveyancing solicitors. Could you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the registered owner of a 1st floor flat in Kingston, conveyancing formalities finalised August 1999. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Kingston with a long lease are worth £206,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2090
With only 66 years unexpired the likely cost is going to range between £11,400 and £13,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.