I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Ashford Kent with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I am assisting my sister sell her flat in Ashford Kent. Does the solicitor commission the energy performance certificate or should I organise this?

After the demise of HIPs, energy assessments was maintained a required part of selling a house. An energy assessment must be commissioned before the property is advertised. It is not as aspect of the sale process that law firms ordinarily organise. If you are using a Ashford Kent conveyancing lawyer they might help arrange energy assessments given their relationships with long established Ashford Kent providers

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Ashford Kent solicitor on the TSB panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

After what seems like an age I have had an offer on a flat in Ashford Kent accepted, but there is a chain. The vendors have placed an offer on a flat, but it’s not yet tied up, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Ashford Kent. What do I do now? At what point should I apply for the mortgage with RBS?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, Ashford Kent conveyancing search fees, etc). The first thing to do is check that your solicitor is on the RBS approved list. Concerning the subsequent steps this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a buoyant market some home buyers would apply for a home loan with RBS and arrange for the valuation and only if it comes back ok would they ask their conveyancer to press on with the conveyancing in Ashford Kent.

I used Stirling Law a few years past for my conveyancing in Ashford Kent. I now require my file however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ashford Kent of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Ashford Kent differ for newly converted properties?

Most buyers of new build premises in Ashford Kent approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Ashford Kent usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ashford Kent or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a house in Ashford Kent ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks may refuse to grant a loan on a flying freehold house.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ashford Kent. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ashford Kent to see if the conveyancing will be more expensive.