I am buying a terrace house in Swanley. Our aim is to an extension at the rear at the house.Will the conveyancing process include enquiries to see if these works were previously refused?

Your solicitor should review the registered title as conveyancing in Swanley will occasionally identify restrictions in the title documents which prevent certain changes or need the permission of a 3rd party. Some extensions call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

After months of negotiation I have agreed a price on a house in Swanley. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £150. A few days later, the conveyancing practitioner contacted me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Bank of Ireland have agreed my mortgage in principle, my offer on a flat in Swanley has been agreed to, what happens next?

The property agent will need to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Contact Bank of Ireland or your financial adviser and finalise any outstanding paperwork. Bank of Ireland will instruct a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Bank of Ireland will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Swanley.

I completed on my apartment on 11 November and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Swanley expressed confidence that it will be registered inside ten days. Are transfers in Swanley uniquely lengthy to register?

As far as conveyancing in Swanley registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. As of today approximately three quarters of such applications are fully dealt with within two weeks but some can be subject to longer delays. Historically registration occurs once the new owner is living at the property so 'speed' is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

Just had an offer accepted on a new build flat in Swanley. Conveyancing is a frightening process 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 legal work.

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

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am 17 days into a freehold purchase having been recommend to conveyancers by the selling agent to perform conveyancing in Swanley. I am am starting to be frustrated with the quality of service. Can you you assist me in finding new solicitors?

They would have to be very bad in order to consider diss instructing them. Has your mortgage offer been sent? In the event that it has you must advise them of the new contact details and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally should be on the banks approved list to avoid supplemental costs and frustration. That should be your first question of the new conveyancers. The find a solicitor tool will help you find a bank approved conveyancer for your conveyancing in Swanley

Is there a reason that Swanley conveyancing charges differ for leasehold and freehold properties?

When purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control