We are intending to acquire a 3 bedroom apartment in Ashford Kent with a mortgage. We have a Ashford Kent conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Ashford Kent lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?

No, not really. 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. Another option that might be available is for your Ashford Kent conveyancing solicitor to apply to be on the conveyancing panel.

I am considering remortgaging my home in Ashford Kent, does my lawyer have to be on the Yorkshire BS Conveyancing panel?

In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

About to purchase a new build apartment in Ashford Kent. Conveyancing is necessary evil 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 enquiries that you may expect your new-build leasehold conveyancing in Ashford Kent

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one near me in Ashford Kent I like with amenity areas and transport links nearby, however it's only got 52 years unexpired on the lease. There is not much else in Ashford Kent suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

I am hoping to complete next month on a garden flat in Ashford Kent. Conveyancing solicitors inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Ashford Kent should include some of the following:

Does the lease prevent you from renting out the property, or having a home office for business Do you need to have carpet in the flat or are you allowed wood flooring? Defining your rights in respect of the communal areas in the block.E.G., does the lease provide for a right of way over an accessway or staircase? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Your lawyers should enable you to have an understanding of the insurance obligations

Leasehold Conveyancing in Ashford Kent - Examples of Questions you should consider before buying

Where a Ashford Kent lease has less than eighty years it will affect the value of the apartment. It is worth checking with your lender that they are willing to to proceed given the lease term. A short lease means that you will most likely have to extend the lease at some point and it is worth finding out what this would cost. For most Ashford Kentlease extensions you would need to own the residence for two years in order to be eligible to extend the lease. Who are the managing agents?