My solicitor has discovered a a legal deficiency with the lease for the property we are buying in Kingston. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor says that he must check that the lender is willing to move forward with this solution. Are we the client or is the bank?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions have to be complied with.

My bid for a property was accepted at auction in Kingston. Conveyancing is necessary. What happens now?

Having legally committed yourself to purchase you now have to choose a conveyancing solicitor soon as you now have a tight deadline in which to complete the property. Every auction property should have an associated legal pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.

Can I be sure that the Kingston conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Kingston seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.

I have a mortgage with Virgin Money for my property in Kingston. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

You must advise Virgin Money before letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel solicitor.

I require quick conveyancing in Kingston as I am under pressure to complete in less than one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

As you are not obtaining a home loan you are at free not to have searches carried out although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Kingston the following are examples of issues that can arise and therefore impact future mortgageability: Enforcement Actions, Outstanding Fees, Overdue Grants, Unadopted Roads,...

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Kingston is the location of the property. What do you suggest?

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 must be sure that your lawyer goes through the deeds very carefully. Your lender 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.

Do I stop my mortgage payments with UBS as soon as a completion date for my sale in Kingston has been agreed?

You would be well advised to continue paying any mortgage sums to UBS until the mortgage is repaid on completion as part of your Kingston conveyancing.