I am not in a position to travel far from Kingswood. Is there a reason why all Kingswood conveyancers are not on all lender panels?

Lenders ordinarily restrict either the type or volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the practice must have at least two partners. As well as restricting the type of firm, some banks decided to limit the size of their panel they permit to represent them. It is worth noting that mortgage companies have no responsibility for the standard of advice given by any Kingswood conveyancing practitioner on their approved list. Mortgage fraud was the primary trigger for the culling of conveyancing panels a few years ago notwithstanding that there are differing views concerning whether solicitors sat at the center of that fraud. Statistics via HMLR indicates that thousands of law organisations only conduct a couple of conveyances annually. Those advocating conveyancing panel cuts ask why law firms should have any entitlement to remain on a bank panel when clearly conveyancing is not their primary expertise?

My father advised me that in purchasing a property in Kingswood there may be a number of restrictions prohibiting external alterations to the property. Is this right?

There are a number of properties in Kingswood which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Kingswood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am the sole recipient of my late father’s will with all property in now in my sole name, including the my former home in Kingswood. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in August. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Most lenders would take a practical view as this provision is principally there to pick up on subsales or the quick reselling of property.

Is it the case that all Kingswood solicitor firms on the Barclays conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Barclays conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.

I need some fast conveyancing in Kingswood as I have a deadline to exchange contracts inside one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you are at free not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Kingswood the following are examples of issues that can be revealed and therefore affect future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

I have been on the look out for a flat up to £195,000 and identified one close by in Kingswood I like with amenity areas and station nearby, however it's only got 61 years on the lease. I can't really find anything else in Kingswood in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the remaining unexpired lease term may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

What are your top tips when it comes to appointing a Kingswood conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Kingswood conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Kingswood conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

How experienced is the practice with lease extension legislation? What are the legal fees for lease extension work?

Leasehold Conveyancing in Kingswood - Examples of Questions you should ask Prior to Purchasing

The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this scenario the leaseholders have being in charge if their destiny and notwithstanding that a managing agent is frequently employed if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. How many years remain on the lease?