I am getting a offer of a home loan from Santander. My intention is to instruct a Licensed Conveyancer in Kingston. Does the Santander Solicitor panel include conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Do I need to pop into the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Kingston so that I can pop in to their offices if required.

These days approved lawyers for banks conduct the vast majority of communications via Royal Mail, internet or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in the country. Nevertheless you can see if you have the option of attending the offices of your conveyancing lawyer if needed.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Kingston is the location of the property. Can you shed any light on this issue?

Flying freeholds in Kingston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingston you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I have just started marketing my garden flat in Kingston. Conveyancing lawyers have not yet been instructed, however I have recently had a quarterly service charge demand – what should I do?

It best that you clear the maintenance contribution as usual given that all rents and maintenance invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents 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.

I purchased a split level flat in Kingston, conveyancing was carried out April 2007. How much will my lease extension cost? Equivalent properties in Kingston with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2076

With just 52 years left to run the likely cost is going to be between £29,500 and £34,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

If instructed can a conveyancer remove a name from the title of my property in Kingston ?

Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner