I am selling my home in Kingsland and the estate agent has just text me to say that the buyers are appointing a new law firm. The excuse is that the bank will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Kingsland ?

UK lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

I require expedited conveyancing in Kingsland as I have pressure to complete inside one month. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a cash buyer you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Kingsland the following are instances of issues that can arise and adversely impact the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...

I need to instruct a conveyancing solicitor for sale conveyancing in Kingsland. I have stumble upon a web site which appears to be the perfect solution If there is a chance to get all this stuff done via web that would be preferable. 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 am in need of some leasehold conveyancing in Kingsland. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Kingsland - then the leasehold title will always include the short particulars 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.

Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Kingsland. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most certainly. We are happy to put you in touch with a Kingsland conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Kingsland premises is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case related to 1 flat. The unexpired term was 80.5 years.

The conveyancers undertaking our conveyancing in Kingsland has sent documents to review that reveal that the land is unregistered with epitome documents. Why is the property not registred at HMLR?

Although most properties in Kingsland are now registered with the Land Registry there are still some that are unregistered. Any property in Kingsland that has been remortgaged since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Kingsland property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Kingsland conveyancing lawyers will be capable of dealing with such matters but in the event that uncertainty exists the standard guidance nowadays is for the seller to undertake the registration formalities first and subsequently sell - this this chain of events will result in a significant delay.