I am hoping to receive a mortgage with Lloyds. My intention is to retain the legal services of a Licensed Conveyancer in Kingston. Does the Lloyds Conveyancing panel include Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Can you explain why leasehold purchase conveyancing in Kingston costs more?

In summary, leasehold conveyancing in Kingston and elsewhere usually involve extra hours of investigation compared to freehold conveyancing. This includes lease investigation, corresponding with the landlord concerning serving required notices, obtaining current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

we are a couple who intend to purchase a purpose built apartment in Kingston with a residential mortgage from Birmingham Midshires.We would like to retain our Kingston conveyancing practitioner but Birmingham Midshires informed us he's not on their approved list of firms. We have to appoint a Birmingham Midshires panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors must be on the Birmingham Midshires conveyancing panel. in the past, most mortgage companies had large numbers of law firms 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires

I am buying a new build flat in Kingston. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Kingston

Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

What advice do you have for searching for cost effective conveyancing in Kingston?

First ask the people you trust they would would instruct. Option 2 is to use a search tool on the web for conveyancing in Kingston. Telephone two or three from the list and request that they send you their conveyancing fees and speak to the lawyer who will handle your conveyancing before you make your decision. Option 3 is to use our search tool to assist you in finding the right solicitors for you based on your unique requirements including location,speed, complexity and who your intended mortgage company is.Do not be fooled by £99 conveyancing solicitors in Kingston