Our Beckenham lawyer has discovered an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We are purchasing a house in Beckenham. It might be a silly question but how we can trust a solicitor? On the day of competition we have to put money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I'm the only recipient of my late father’s estate and I have everything in my name alone, including the house in Beckenham. The Beckenham property was put into my name in June. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in June. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view banks take of it, depend on the lender as this clause is primarily there to pick up on the purchase and immediately sell or the flipping of properties.

I am buying a property in Beckenham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?

As your lender is Principality your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Principality where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Beckenham.

The deeds to our property can not be found. The solicitors who conducted the conveyancing in Beckenham 10 years ago have long since closed. What are my options?

Nowadays there are duplicates made of almost everything, and your conveyancer will know precisely where to find all the appropriate paperwork so you can purchase or dispose of your house without a hitch. If copies are not available, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on the property.

How does conveyancing in Beckenham differ for newly converted properties?

Most buyers of new build or newly converted property in Beckenham contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Beckenham typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Beckenham or who has acted in the same development.

My work colleague mentioned that when choosing a conveyancing solicitors they must be approved by your lender. It happens to be my first home move but I have an offer in principle via Virgin Money and I already have a bricks and morter conveyancing solicitor in Beckenham at the ready. Does Virgin Money insist on an approved lawyer to be instructed? Does a list of panel conveyancers even exist so I can choose a conveyancing solicitor in Beckenham?

You need to use a solicitor that is on the Virgin Money panel. The simplest thing to do is call your preferred Beckenham conveyancing lawyer to check if they are on the Virgin Money panel. If they are not approved you have a number of choices available to you here:

• Complete the deal with your preferred Beckenham conveyancer but Virgin Money will undoubtedly retain a solicitor on their approved panel. The net impact is additional charges and potential interruption.
• Choose a fresh property lawyer to act in the purchase, making sure they are on the Virgin Money conveyancing panel.
• Convince your property lawyer to seek to join the bank panel.