My financial adviser says he needs my Chatham lawyer’ panel member for the Lloyds conveyancing panel. How do I obtain this. I have tried my local Chatham branch but they have not got back to me yet.

Have you tried calling your Chatham property lawyer about this?. Most Chatham conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

What is the first thing I need to know about purchase conveyancing in Chatham?

You may not hear this from too many lawyers but conveyancing in Chatham and elsewhere in Kent is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the transaction. E.g., the seller, property agent and even potentially the lender. Appointing a solicitor for your conveyancing in Chatham should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to look after your best interests and to keep you safe.

There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer above the other players in the home moving process.

What is the difference between a licensed conveyancer and conveyancing solicitor in Chatham

Two types of professional can conduct conveyancing in Chatham namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or purchase of property. They are both obliged to conduct Chatham conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the necessary steps will be correctly followed.

I have paid off my mortgage with Principality. I assume I don't need a Chatham conveyancer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in Chatham. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Should our solicitor be raising questions concerning flooding as part of the conveyancing in Chatham.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Chatham. There are those who purchase a property in Chatham, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Chatham. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to discover whether the premises has historically flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may commence a legal claim for losses as a result of such an misleading response. The buyer’s lawyers will also commission an enviro report. This should higlight whether there is a recorded flood risk. If so, more detailed investigations will need to be made.

What are your top tips when it comes to finding a Chatham conveyancing practice to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Chatham conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Chatham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:

What volume of lease extensions have they conducted in Chatham in the last year? If the firm is not ALEP accredited then what is the reason?

Chatham Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

How many of the leaseholders are in arrears for their maintenance charge payments? Where a Chatham lease has fewer than 80 years it will have adverse implications on the value of the property. Check with your bank that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will probably need a lease extension sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have owned the residence for a couple of years in order to be legally able to extend the lease. Does the lease contain onerous restrictions?