My mortgage broker says he needs my Chelsfield law firm’s panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have called my local Chelsfield office but they don't know it.

The sensible thing to do is ask for this information from your Chelsfield conveyancing practitioner . Most Chelsfield conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Me and my partner are purchasing a flat in Chelsfield. I might seem paranoid but how we can trust a lawyer? On completion day we have to deposit funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am due to move property in January. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Chelsfield. Conveyancing firm was found prior to coming across your site.

On the afternoon of completion you can collect the house keys from your property agent but this should only take place after the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in Chelsfield or a legal practice that specialises in conveyancing in Chelsfield.

My husband and I have organised the release of further funds on our home loan from Bank of Ireland as we intend to conduct improvements to our home in Chelsfield. Are we obliged to appoint a nearby Chelsfield solicitor on the Bank of Ireland conveyancing panel to handle the legals?

Bank of Ireland would not normally instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.

Will my solicitor be asking questions about flooding as part of the conveyancing in Chelsfield.

Flooding is a growing risk for lawyers specialising in conveyancing in Chelsfield. There are those who acquire a property in Chelsfield, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Chelsfield. The conventional set of information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to find out if the premises has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could commence a claim for damages as a result of such an inaccurate reply. The buyer’s lawyers should also commission an enviro search. This should disclose whether there is any known flood risk. If so, additional inquiries should be conducted.

I opted to have a survey done on a house in Chelsfield before retaining solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend refuse to give a loan on such a premises.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chelsfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Chelsfield to see if the conveyancing costs will increase in light of this.

Do you have any top tips for leasehold conveyancing in Chelsfield from the point of view of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Chelsfield can be avoided where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the purchasers’ solicitors.
You believe that you know the number of years remaining on your lease but you should verify this via your conveyancers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share certificate. Obtaining a replacement share certificate is often a time consuming formality and delays many a Chelsfield conveyancing deal. If a new share is required, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. Some Chelsfield leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

I am the registered owner of a basement flat in Chelsfield. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the sum to be paid.

An example of a Lease Extension decision for a Chelsfield residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined 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 £30,541 This case related to 1 flat. The unexpired term as at the valuation date was 50.57 years.