Unfortunately I am unable to travel far from Kensington. What is the rationale as to why all Kensington property lawyers are not on all mortgage company panels?

Mortgage companies highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders removing less reputable firms from their official list of approved conveyancing practitioners .

Will our conveyancer be making enquiries concerning flooding during the conveyancing in Kensington.

Flooding is a growing risk for lawyers specialising in conveyancing in Kensington. Plenty of people will buy a property in Kensington, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, however there are a numerous checks that may be undertaken by the buyer or by their solicitors which should figure out the risks in Kensington. The standard property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out if the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a legal claim for losses resulting from an misleading reply. A purchaser’s lawyers may also conduct an environmental report. This will higlight if there is a recorded flood risk. If so, additional investigations will need to be initiated.

I have justbecome aware that Action Conveyancing have closed. They conducted my conveyancing in Kensington for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The easiest method to see if the premises is in your name, you can carry out 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 Kensington conveyancing specialists.

Just had an offer accepted on a new build flat in Kensington. Conveyancing is a frightening process 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 conveyancing.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Kensington

Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Completion is due on the sale of our £450,000 flat in Kensington on Tuesday in a week. The managing agents has quoted £372 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Kensington?

Kensington conveyancing on leasehold apartments ordinarily results in fees being levied by management companies :

Completing pre-contract questions Where consent is required before sale in Kensington Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Kensington leasehold property is £350. For Kensington conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I have given up seeking a lease extension in Kensington. Can the Leasehold Valuation Tribunal adjudicate on premiums?

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

An example of a Lease Extension matter before the tribunal for a Kensington premises is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case related to 1 flat. The remaining number of years on the lease was 37.79 years.