I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Smithfield with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I am assisting my niece sell her house in Smithfield. Will the solicitor arrange the energy assessment or do I organise this?

Following the demise of Home Information Packs, EPC’s was left as a required part of selling a house. An energy assessment must be commissioned prior to the property being advertised. This is not something that solicitors ordinarily arrange. Where you are instructing a Smithfield conveyancing solicitor they may help arrange EPC’s given their relationships with long established Smithfield accredited person

I am due to move property in January. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Smithfield. Conveyancing firm was chosen prior to coming across your website.

On the day of completion you can pick up the house keys from your property agent however this can only take place when the vendors conveyancers advise the agent that the monies to complete are in and the keys can be collected. You can tell the removal company that they can start moving you in. We are not in a position to suggest a particular removal organisation but can help you locate a conveyancing in Smithfield or a solicitor that specialises in conveyancing in Smithfield.

is it true that all Smithfield conveyancing solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.

I am buying a new build house in Smithfield with a mortgage from Bank of Scotland. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my solicitor about this deal as it would affect my loan with the lender. Do I keep my lawyer in the dark?.

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.

I only have 72 years unexpired on my lease in Smithfield. I need to extend my lease but my freeholder is missing. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the freeholder. On the whole an enquiry agent may be useful to try and locate and prepare a report which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court covering Smithfield.

I own a studio flat in Smithfield, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Smithfield with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2078

You have 53 years unexpired the likely cost is going to range between £27,600 and £31,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

We have recently had a bid accepted on our first house in Smithfield, and are now looking to get solicitors lined up. We have made use of the numerous comparison based websites and the results are from all over the the UK. Is it important to have a Smithfield conveyancer local to the prospective property? I am fine to do all the communicating electronically, but I guess at some point we may need to attend the lawyer's office to sign contracts?

The conveyancer does not need to be in Smithfield, but opting for local means that you have the option to go in if needed, for instance, if a signature is needed urgently. In addition, a Smithfield solicitor is likely to be familiar with local agents and (if the vendor has instructed a local lawyer) with them, which will help smooth the process.