My partner and I are nearing an exchange on a property in Swanley and my parents have sent the 10% deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my conveyancer needs to disclose this to my bank. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

Your conveyancer is obliged to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

It is a dozen years since I acquired my property in Swanley. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Swanley relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.

Have completed on a a detached house in Swanley , how long will it take for the Land Registry to record my proprietorship? My Swanley conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.

As far as conveyancing in Swanley registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any 3rd parties. At present roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration takes place once the buyer is living at the property thus an expedited registration is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

I am purchasing a new build house in Swanley with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my conveyancer about this side-deal as it may affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

How much experience do your Swanley conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Swanley conveyancing lawyers help thousands of buyers move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Swanley conveyancers have worked on recent similar cases.