The Orpington conveyancing firm handling our Orpington conveyancing has spotted an inconsistency between the information in the valuation report and what is in the conveyancing documents. My lawyer has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions 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.

When it comes to mortgage companies such as Nottingham, do Orpington solicitors face a fee to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am purchasing a property in Orpington. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is RBS your lawyer must follow the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease does not meet these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Orpington.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Orpington bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Orpington conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

As long as the lawyer is on the lender approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I'm buying a new build house in Orpington with a loan from TSB. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not to tell my lawyer about the deal as it may put at risk my loan with TSB. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Should I appoint a Orpington conveyancing solicitor who is local to the property I am purchasing? An old friend can perform the legal formalities however they are based 400kilometers away.

The primary upside of using a high street Orpington conveyancing practice is that you can visit the firm to execute paperwork, present your ID and pester them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were content that must surpass using an unknown Orpington conveyancing solicitor just because they are Orpington based.

I want to sublet my leasehold apartment in Orpington. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

The lease dictates relations between the landlord and you the flat owner; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Orpington do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I inherited a first floor flat in Orpington. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

in cases where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the premium.

An example of a Lease Extension case for a Orpington flat 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 affected 1 flat. The unexpired residue of the current lease was 50.57 years.