We are buying a 2 bedroom flat in Swanscombe with a mortgage. We wish to retain our Swanscombe conveyancer, however the bank says he's not on their "panel". It seems we have no option but to use one of the mortgage company panel solicitors or continue with our Swanscombe as well as pay for one of their panel lawyers to act for them. We feel that this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you 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. A further alternative is for your Swanscombe conveyancing solicitor to apply to be on the conveyancing panel.

Do I need to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Swanscombe so that I can attend their offices if required.

Most approved lawyers for lenders conduct their work through Royal Mail, internet or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in the country. However you should check if you have the option of visiting the offices of your conveyancing lawyer if just in case this is required.

I am purchasing a new build house in Swanscombe with a mortgage from . The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about the deal as it may put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 am a sole trader hoping to lease a unit on the high street. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Swanscombe for under 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Swanscombe, including the sale and acquisition of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the fees these will vary based on the structure and complexity of the proposed transaction. Let us have your contact information or email us so that we may furnish you with a detailed commercial conveyancing calculation.

My husband and I may need to let out our Swanscombe 1st floor flat for a while due to a career opportunity. We used a Swanscombe conveyancing practice in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

The lease governs relations between the landlord and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Swanscombe do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I inherited a garden flat in Swanscombe, conveyancing was carried out in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Swanscombe with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 50

With only 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.