The Kingsland conveyancing firm handling our Kingsland conveyancing has spotted a difference between the information in the valuation survey and what is in the conveyancing documents. My solicitor has advised that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?

Your property lawyer 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 both parties.

We just had an offer accepted to buy with Earl Shilton BS. We have called around locally but am unable to find a Kingsland conveyancing firm on the Earl Shilton BS approved list. Please you assist?

Please do take advantage of the find a conveyancing panel solicitor tool on this site. Pick the lender and type Kingsland or your preferred area and you will discover numerous solicitors based in Kingsland or near you.

We have agreed to purchase a house in Kingsland. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

Given that you are obtaining a mortgage with Clydesdale your lawyer must follow the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Kingsland.

After much negotiation I have agreed a price on an apartment in Kingsland. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £150. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the UBS 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 UBS 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 was told three weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Kingsland is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

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

Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial estate in Kingsland?

Its becoming the norm that commercial conveyancing solicitors in Kingsland will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Kingsland. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kingsland.

For each commercial conveyancing transaction in Kingsland it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Kingsland commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Kingsland.

Over the last few months I have been searching for a flat up to £195,000 and found one near me in Kingsland I like with amenity areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Kingsland for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.