My partner and I are acquiring our first property. Our lawyer has contact usto check if we want to order additional conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in Oxted

The number and type of Oxted conveyancing searches should be triggered based primarily on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your general approach to risk. What matters is that you adequately appreciate what information each search could give you. You may then make a decision if you consider that you need that information. Should you be unclear, ask your conveyancing practitioner to guide you.

I purchased a freehold property in Oxted yet charged rent, why is this and what is this?

It is rare for properties in Oxted and has limited impact for conveyancing in Oxted but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

What is your number one tip for finding a conveyancing solicitor in Oxted

We would encourage you not to go for the cheapest Oxted conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am being told by my conveyancer that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Oxted?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Santander and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.

is it true that all Oxted solicitor firms on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the SRA. Some lenders do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

About to purchase a new build flat in Oxted. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Oxted

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

My wife and I are acquiring a first floor flat in Oxted. At the time of instructing our property lawyer, they said that they were on all mainstream bank panels. Our mortgage broker contacted us yesterday to say that they are not on the Nationwide approved list. If it turns out to be true, what should we do? Do we simply choose a new conveyancer that is on their approved list or should we cover the costs for dual representation, with Nationwide selecting their own preferred lawyer.

When purchasing a property with the benefit of a mortgage it is conventional for the buyer’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to meet. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact Nationwide to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Nationwide's conveyancing panel as you are at liberty to use your preferred Oxted lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.