My Beckenham solicitor has discovered a discrepancy between the information in the valuation survey and what is in the legal papers for the property. My solicitor says that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach appropriate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to appoint a Beckenham based conveyancing firm?

You should check but the chances are that appoint one of their panel conveyancers where you accept the "fee-free" offer. Call the bank and determine if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Beckenham.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Beckenham I like with open areas and station nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Beckenham suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the shortness of the lease will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

I am thinking of appointing a conveyancing solicitor in Beckenham for my house move. Can I check a firm’s complaints history with the legal regulator?

Anyone can review published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training reasons.

Are there any compelling advantages to selecting a high street property lawyer in Beckenham

A significant proportion of house movers in Beckenham opt for a nearby high street conveyancing practitioner so that they can pop into the lawyer’s offices if they have questions, and to deliver paperwork without using the post.

There is a marginal benefit when using a property lawyer nearby to a premises you are planning to purchase, due to the familiarity of the locality and potential local concerns - however this is moot. Many conveyancers are now via the internet and may be anywhere in the world.