We are purchasing a 3 bedroom apartment in Swanscombe with a mortgage. We would like to retain our Swanscombe lawyer, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Swanscombe solicitor as well as pay for one of their panel lawyers to represent them. This feels very unfair; can we not require that the mortgage company use our Swanscombe property lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Swanscombe conveyancing lawyer to apply to be on the conveyancing panel.

My fiancee and I are purchasing our first house. Our conveyancing practitioner has messagedto enquire if we wish to purchase supplemental conveyancing searches. As novices we are clueless as to what's needed for conveyancing in Swanscombe

The scope of Swanscombe conveyancing searches should be dictated entirely on the property, the location, the possibility of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What matters is that you properly understand what information each search could give you. Then you can decide if you personally think you need that information. Where you are uncertain, ask your property lawyer to explain.

Can you explain why leasehold purchase conveyancing in Swanscombe is more expensive?

The conveyancing fees on a leasehold property in Swanscombe is often greater as compared to a freehold transaction. This is due to the supplemental investigations necessary in communicating with the landlord and managing agents to collate the evidence about whether the rent and maintenance charges have been cleared and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Swanscombe. 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 legal work.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Swanscombe

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I am on look out for some leasehold conveyancing in Swanscombe. Before I set the wheels in motion I want to be sure as to the remaining lease term.

Assuming the lease is registered - and most are in Swanscombe - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Swanscombe conveyancing firm to assist?

if there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price payable.

An example of a Lease Extension matter before the tribunal for a Swanscombe residence 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 affected 13 flats. The number of years remaining on the existing lease(s) was 76 years.