Do I have to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Tunbridge Wells so that I can pop in to their offices if required.

Whereas this was necessary ten years ago, almost all banks no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still distinct advantages to using a locally based practitioner, in your case a conveyancing solicitor in Tunbridge Wells.

is it true that all Tunbridge Wells solicitors on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be governed by the SRA. The majority of lenders do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.

I am buying a property in Tunbridge Wells. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

Given that you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Tunbridge Wells.

After weeks of negotiation I have agreed a price on an apartment in Tunbridge Wells. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £200. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Tunbridge Wells is the location of the property. Is there any advice you can impart?

Flying freeholds in Tunbridge Wells are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tunbridge Wells you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tunbridge Wells may decide 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 property.

I am thinking of appointing a conveyancing solicitor in Tunbridge Wells for my house move. Can I review a solicitor's complaints history with the legal regulator?

You can search for presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor call for training reasons.

I am due to consider quotes for conveyancing in Tunbridge Wells from three solicitor and decide on one. Should I tell them to sit tight until I a suitable flat to buy.

We would recommend that you only get your property lawyer to commence work and submit searches after the sales memo has been issued by the selling agent especially as Tunbridge Wells conveyancing searches are costly.