It has taken forever and a day but a mortgage agreement from HSBC for the remortgage of my 4 bedroom apartment is coming within the next few days. Could you suggest a cheap conveyancing lawyer in Kingston upon Thames?
You are on the wrong site if you are seeking the cheapest conveyancing solicitors in Kingston upon Thames. Our aim is to provide value for money conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing brokers seducing you with £100 conveyancing in Kingston upon Thames. In your best case scenario, in deciding on low cost conveyancing, you will get your money’s worth and at worst it will result in you with a hefty uplift in additional fees and still not end up with the service you were hoping for.
I own a freehold residence in Kingston upon Thames but still pay rent, why is this and what is this?
It is rare for properties in Kingston upon Thames and has limited impact for conveyancing in Kingston upon Thames but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Can you clarify what the consequences are if my solicitor is suspended from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Kingston upon Thames?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Is it correct that all Kingston upon Thames CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved firms?
A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We had selected solicitors based in Kingston upon Thames on the Barclays solicitor approved list. They have just billed me a separate amount for handling the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by Barclays but by your Kingston upon Thames solicitor. Some firms on the Barclays panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
After shopping around on the internet I have found a Kingston upon Thames solicitor having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kingston upon Thames postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Kingston upon Thames.
We are 3 weeks into a freehold purchase having been recommend to conveyancers by the high street agent to carry out the conveyancing in Kingston upon Thames. We are not happy. Could you help me find new lawyers?
A conveyancer would have to be really poor in order to consider changing them. Has your loan offer been issued? In the event that it has you must inform them of the replacement lawyer and ensure the mortgage documents are re-sent. Your new conveyancer should be on the mortgage company approved list to avoid supplemental fees and complications. So that should be your first question of the new lawyers. The find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Kingston upon Thames
How varied are the property law services that Kingston upon Thames conveyancing practices supply?
By and large Kingston upon Thames conveyancing solicitors will carry out various services to domestic and rural land proprietors, sellers, purchasers, landlords and leaseholders including the following:
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House sale conveyancing in Kingston upon Thames and nationwide
House purchase conveyancing in Kingston upon Thames and also around the country
Equity transfer between partners and families Buying through Right to Buy (RTB) or Right to Acquire (RTA) schemes Shared equity purchase (part buying and part renting) Shared or joint ownership Agreements