we are a couple who are buying a newly converted flat in Kingston Park with a mortgage from Yorkshire Building Society.We would like to retain our Kingston Park conveyancing practitioner but Yorkshire Building Society advised that her practice is not listed on their approved list of firms. we are left little option but to use a Yorkshire Building Society panel firm or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan offered to you contains terms and conditions, one of which will be that conveyancers needs to be on the Yorkshire Building Society conveyancing panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Yorkshire Building Society
My partner and I have organised the release of further funds on our home loan from HSBC as we wish to conduct improvements to our home in Kingston Park. Are we obliged to select a bricks and mortar Kingston Park solicitor on the HSBC conveyancing panel to deal with the paperwork?
HSBC don't usually appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
I currently have a mortgage with Yorkshire BS for my property in Kingston Park. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval before letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel lawyer.
I had an offer accepted on a property in Kingston Park on 29/5/2026, valuation was booked five days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will commercial conveyancing searches disclose planned roadworks that could impact a commercial site in Kingston Park?
Its becoming the norm that commercial conveyancing solicitors in Kingston Park will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Kingston Park. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kingston Park.
For each commercial conveyancing transaction in Kingston Park it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Kingston Park commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Kingston Park.
I decided to have a survey carried out on a house in Kingston Park before appointing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some banks will refuse to give a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kingston Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kingston Park to see if the conveyancing costs will increase in light of this.
My father-in-law has urged me to instruct his conveyancing solicitors in Kingston Park. Do I take his guidance?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to seek recommendations from friends or family who have actually experience in using the solicitor that you are considering.
I am on look out for some leasehold conveyancing in Kingston Park. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Kingston Park - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a ground floor flat in Kingston Park, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Kingston Park with a long lease are worth £197,000. The ground rent is £55 levied per year. The lease expires on 21st October 2082
With just 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.