Please help. My Chatham solicitor is advising me that she is duty bound toapply for Chatham conveyancing searches becausethe firm are on the HSBCsolicitor panel. Is my lawyer right?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Chatham conveyancing searches.

Are the BSA planning on creating a online directory to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Chatham?

We have not been informed any plans on the part of the BSA to promote such a register.

My solicitor has informed me that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Chatham?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

We were going to get a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Chatham solicitors on the Nationwide conveyancing panel, or is it better to go independently?

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

I was told four weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Chatham is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

3 months have gone by since my purchase conveyancing in Chatham concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

What advice can you give us when it comes to appointing a Chatham conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Chatham conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Chatham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

How familiar is the practice with lease extension legislation? What volume of lease extensions have they conducted in Chatham in the last year?

Chatham Leasehold Conveyancing - A selection of Questions you should consider before buying

The best form of lease arrangement is a share of the freehold. In this situation the tenants enjoy control and although a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants. You will want to discover as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to day to day issues like the upkeep of the communal areas. You should not be afraid to ask other people if they are happy with their service. Finally, be sure you know the dates that you are obliged pay the service charge to the managing agents and specifically what it includes. This question is important as a) areas can result in problems in the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have an issue with the managing agents you will want to know about it