My wife and I have just bought a property in Kingston. We have since encountered a number of problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Kingston?

The query is not clear as what problems have arisen and if they are specific to conveyancing in Kingston. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner completes a form known as a Seller’s Property Information Form. If the information provided is inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Kingston.

I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Kingston?

Do check but the the likelihood is that allocate you one of their panel conveyancers where you take up the "fee-free" offer. Speak to the lender and explore if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Kingston.

Am I right to be wary by 3rd parties that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Kingston conveyancing company?

As with many service providers, often input from family and friends can be most helpful. But there are many people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all put forward conveyancers to appoint. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to select your own lawyer. Don't forget that some lenders specify a panel list of law firms you have to use for the lender aspect of your transaction.

My fiance and I may need to rent out our Kingston 1st floor flat for a while due to a career opportunity. We instructed a Kingston conveyancing firm in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?

Even though your previous Kingston conveyancing solicitor is not available you can check your lease to see if you are permitted to let out the property. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you are obliged to seek permission from your landlord or some other party prior to subletting. This means you not allowed to sublet without first obtaining consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

Kingston Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

Where a Kingston lease has fewer than eighty years it will impact the marketability of the flat. Check with your bank that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have been the owner of the premises for two years in order to be eligible to carry out a lease extension. The answer will be useful as a) areas can cause problems in the block as the communal areas may start to deteriorate where maintenance remain unpaid b) if the leasehold owners have a dispute with the managing agents you will want to have full disclosure

We are about to buying a apartment in Kingston. Can our property lawyer keep the amount we are are buying for confidential from the likes of Zoopla. How can this be achieved ?

HM Land Registry are legally obliged to note price sold information on the official title for residential properties nationwide including homes in Kingston. The register of ownership is a public document, so HM Land Registry would be breaching their statutory obligations excluded specific homes such as your one in Kingston.

You can make a request of the Land Registry to hide the price paid entry but the response will be in the negative.