My financial adviser requires my Barnehurst lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Barnehurst branch but they cant find it on their system.

Have you tried calling your Barnehurst conveyancer about this?. They maintain a central record lender panel numbers.

I have a mortgage with Virgin Money for my property in Barnehurst. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Virgin Money must be informed of your intention prior to letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.

Planning on purchasing a apartment in Barnehurst. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Barnehurst conveyancing practitioner is on the Nottingham conveyancing panel.

Yorkshire BS have agreed my mortgage in principle, my offer on a flat in Barnehurst has been agreed to, what happens next?

Your property agent will wish to be advised as to your conveyancer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Telephone Yorkshire BS or the financial adviser and complete any appropriate forms. Yorkshire BS will appoint a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Yorkshire BS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Barnehurst.

My wife and I are close to exchanging contracts on the sale of our home in Barnehurst and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Barnehurst. We have lived in Barnehurst for 4 years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am buying a new build house in Barnehurst with a loan from TSB. The sellers would not budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not to tell my lawyer about this deal as it would put at risk my mortgage with the bank. Is this normal?.

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.

Due to sign contracts shortly on a ground floor flat in Barnehurst. Conveyancing lawyers inform me that they will have a report out to me next week. What should I be looking out for?

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

Repair and maintenance of the flat Changes to the flat Specifying your rights in relation to common areas in the building.For instance, does the lease include a right of way over a path or hallways? Do you need to have carpet in the flat or are you allowed wood flooring? You should have a good understanding of the insurance provisions

After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Barnehurst. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We are happy to put you in touch with a Barnehurst conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Barnehurst flat 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 related to 13 flats. The unexpired term was 76 years.