Can I be sure that the Swanley conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Swanley obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your conveyancing.

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

As you are obtaining a mortgage with Yorkshire BS your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Swanley.

I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Swanley conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Virgin Money has sent the Land Registry the discharge electronically, and
3. Virgin Money has instructed the Land Registry to do so

I am buying a new build flat in Swanley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

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

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Due to the guidance of my in-laws I had a survey completed on a house in Swanley before instructing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks may not grant a loan on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you contact 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 Swanley. Conveyancing may be slightly more expensive based on your lender's requirements.

Should I choose a Swanley conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can perform the legal formalities but her office is approximately 350miles drive away.

The primary upside of using a local Swanley conveyancing practice is that you can visit the firm to sign documents, deliver your identification documents and pester them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that should surpass using an unknown Swanley conveyancing solicitor just because they are round the corner.

Can you offer any advice when it comes to appointing a Swanley conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Swanley conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Swanley conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the costs for lease extension work?

Despite our best endeavours, we have been unsuccessful in seeking a lease extension in Swanley. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We are happy to put you in touch with a Swanley conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Swanley flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired lease term was 76 years.