It has come to my attention via my mortgage broker that my Abbey Wood the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?

You need to contact your Abbey Wood lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may recommend you to a Abbey Wood conveyancing practice that is on the conveyancing panel for your lender.

My conveyancer has discovered a defect with the lease for the apartment we are purchasing in Abbey Wood. The other side have offered title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer says that he must ensure that the lender is content with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

I am buying my first flat in Abbey Wood with a loan from Alliance & Leicester . The builders would not reduce the price so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my solicitor about the side-deal as it will adversely affect 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.

In what way can the Landlord & Tenant Act 1954 impact my business offices in Abbey Wood and how can your lawyers assist?

The particular law that you refer to gives security of tenure to business tenants, granting the legal entitlement to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Abbey Wood is one of the numerous areas of the UK in which our lawyers are located

Are there any apps to help find a Abbey Wood conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentykilometers to meet the solicitor.

Feel free to make use of the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Abbey Wood and you will see a number of lawyer located nearest Abbey Wood. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.