Am I correct in assuming that the fact that my solicitor in Kingsley is not on my bank's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly 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 Kingsley conveyancing practice and enquire why they are no longer on the approved list for your lender.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to use a specialised conveyancing solicitor in Kingsley?
You should check but the the probability is that appoint one of their panel solicitors where you take up the "fee-free" incentive. Contact the lender and explore if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Kingsley.
I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Kingsley for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kingsley conveyancing specialists.
I need to retain a conveyancing solicitor for my conveyancing in Kingsley. I have chance upon a web site which looks to be the perfect answer If it is possible to get all the legals completed via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just started marketing my basement flat in Kingsley. Conveyancing has not commenced, but I have just had a quarterly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as you normally would because all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Kingsley Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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Is the freehold reversion owned collectively by the leaseholders? How long is the Lease? Are any of leasehold owners in arrears of their service charge liability?
I yesterday discovered that one of the directors of the solicitors handling the purchase conveyancing in Kingsley is a relative of the seller. Is this acceptable?
As long as no conflict arises this is allowable. If you are obtaining a mortgage then the lender may have a say as many mortgage companies have specific instructions on this. For example for RBS- First Active as of 6/9/2025, the requirements read as follows :