I am under pressure from the mortgagee in possession of a property in Swanley to complete within four weeks. What can be done to speed up the conveyancing process?

In the event that the seller is applying pressure for your conveyancing we would recommend that your solicitor is familiar with the area as they will have local contacts and knowledge. It is even conceivable that they may have transacted otherproperties in the same road. You would be best advised to use a Swanley conveyancing lawyer. In addition, be sure that the conveyancing firm is on the member panel. It is said that nearly one in five of Swanley conveyancing transactions are frustrated or derailed after finding out that a buyer’s lawyer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the transaction being frustrated by almost three weeks. It is claimed that this issue affects approximately one hundred thousand home sales annually. Many Swanley conveyancing practices can not represent certain banks so do check at the outset.

I purchased a freehold residence in Swanley but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Swanley and has limited impact for conveyancing in Swanley 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 many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

I'm buying my first flat in Swanley benefiting from help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about the side-deal as it would put at risk my loan with the lender. 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.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Swanley is where the house is located. Can you shed any light on this issue?

Flying freeholds in Swanley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swanley you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I'm converting the mortgage on my current property to a buy to let mortgage with Halifax and I will use the rest of the raised equity as a deposit on another house. The location we are interested in is Swanley. Will your conveyancers be able to act for both sets of mortgage companies and link together the transactions?

Make use of our comparison tool on this site to ensure that the lawyers are approved by both lenders. Having checked that they are your conveyancer will be able to tie up the two conveyancing matters but you should talk with you conveyancer and specify your expectations and needs.