We chose a high street lawyer for our conveyancing in Kineton yesterday. After carefully reading the Ts and Cs I seewe are liable for charges even if the sale aborts. Should I ditch them and select a web based lawyer promising no move no charge conveyancing in Kineton?

Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to neutralise those transactions that abort. Also remember that these arrangements tend not to cover expenditure such your Kineton conveyancing search expenses.

If you had a top tip for choosing a conveyancing solicitor in Kineton what would it be?

It would be unwise to be seduced by the lowest Kineton conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

This question may be naive but I am unexperienced as FTB of a two bedroom flat in Kineton. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Kineton?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you will be able to collect the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.

is it true that all Kineton solicitor practices on the Aldermore conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.

We're novice buyers - had an offer accepted, yet the selling agent told us that the vendor will only go ahead if we instruct their preferred lawyers as they want an ‘expedited deal’. We would rather use a high street conveyancer accustomed to conveyancing in Kineton

It is improbable the vendors are driving this. Should the vendor require ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your own,trusted Kineton conveyancing solicitors - not the ones that will give their estate agent a introducer fee or achieve conveyancing figures pre-set by HQ.

Back In 2002, I bought a leasehold flat in Kineton. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Kineton who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Kineton conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Kineton - Examples of Queries Prior to Purchasing

What is the service charge and ground rent on the property? Make sure you investigate if there is anything that is prohibited in the lease. For instance some leases prohibit pets being allowed in in a block in Kineton. If you love the propertyin Kineton however your cat is not allowed to make the move with you then you have a very hard decision. The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees have being in charge if their destiny and notwithstanding that a managing agent is often employed where it is bigger than a house conversion, the managing agent retained by the leaseholders.

My husband and I are buying a first floor flat in Kineton. When we first instructed conveyancer, they assured us that they were on all major UK bank panels. The financial adviser called just now to advise that they don't seem to be on the HSBC approved list. Should that be true, what should we do? Should we just choose a new conveyancer that is on their panel or do we pay for separate representation, with HSBC appointing their own preferred conveyancing practitioner.

If you are acquiring a property needing a mortgage it is normal for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to fulfill. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should contact HSBC and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on HSBC's conveyancing panel and you may continue to use your own Kineton solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another solicitor into the mix.