We are buying a 2 bedroom flat in Bourne End with a mortgage. We wish to retain our Bourne End lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Bourne End as well as pay for one of their panel ones to represent them. We regard this is unjust; are we not able to insist that the mortgage company use our Bourne End ?

Unfortunately,no. Your mortgage offer 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 Bourne End conveyancing lawyer to apply to be on the conveyancing panel.

I own a freehold house in Bourne End yet pay rent, why is this and what is this?

It is rare for properties in Bourne End and has limited impact for conveyancing in Bourne End but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

My brother-in-law has suggested I instruct a conveyancing solicitor in Bourne End. I need to find out if they are on the approved list of lawyers. Can you advise?

The first thing to do is phone the conveyancer and enquire whether they are on the lender panel. Alternatively you should call who may be able to assist.

We have agreed to purchase a house in Bourne End. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

Given that your lender is your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for . The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and are required to report to where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Bourne End.

We were going to get a OIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Bourne End solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Bourne End solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I have paid off my mortgage with . I assume I don't need a Bourne End on the panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I am buying a new build apartment in Bourne End. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bourne End

Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.