At what point will exchange of contracts occur in residential conveyancing in South Kensington and am I required to be at the lawyers office?

If you are round the corner to our conveyancing solicitors in South Kensington you are invited in to sign contracts. That being said, the law practices we recommend offer a national conveyancing service and provide as equally comprehensive and professional a job for you when communicating with you digitally. The signing of the contract is not the point of no return. A signed contract is just a prerequisite for the firm to exchange contracts at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in South Kensington)to be in the office available at the end of the phone to exchange contracts.

I am buying a new build flat in South Kensington. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in South Kensington you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in South Kensington.

My solicitor has informed me that lack of building regulations insurance is required on my purchase. What is the level of cover for South Kensington conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

Is it correct that all South Kensington CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?

A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

We expect to receive a DIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any South Kensington solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?

You will need to appoint South Kensington solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

Due to complete next month on a studio apartment in South Kensington. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in South Kensington should include some of the following:

The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Responsibility for repairing the window frames What you can do if an adjoining owner breaches a clause of their lease? The total extent of the property. This might be the property itself but could also include a attic or storage are if relevant. You should have a good understanding of the insurance provisions

After years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in South Kensington. Can we issue an application to the Residential Property Tribunal Service?

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

An example of a Lease Extension decision for a South Kensington property is Flat 16 21/22 Stanhope Gardens in November 2010. the Leasehold Valuation Tribunal concluded that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993, was £106,975 This case was in relation to 1 flat. The unexpired term as at the valuation date was 51.93 years.

What is the reason for new build conveyancing in South Kensington being more expensive?

Acquiring a brand new property is completely distinct from the normal house buying conveyancing in South Kensington. Firstly developers ordinarily demand contracts to exchange within a tight deadline, the result being a lot of pressure on your solicitor to make sure all is in order. In addition new build properties often involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.