Is the fact that my conveyancer in Edenbridge is not on my lender's solicitor panel that there is a problem with the quality of his work?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Edenbridge conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

My partner and I are nearing an exchange on a house in Edenbridge and my parents have transferred the exchange deposit to my conveyancing practitioner. I am now told that as the deposit has not come from me my property lawyer needs to disclose this to my lender. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The lawyer is obliged to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.

We are purchasing a apartment in Edenbridge. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to send money into their account. What protection do we have from them run away with our deposit?

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.

This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Edenbridge. Do I receive the keys to the house on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Edenbridge?

On the day of completion you will not be required to attend the conveyancers office in Edenbridge. Your solicitors will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.

We are purchasing a 3 bedroom semi in Edenbridge. We would like to carry out an extension to the side at the property.Will the conveyancing process involve checks to see if these alterations are prohibited?

Your conveyancer should review the deeds as conveyancing in Edenbridge can occasionally reveal restrictions in the title documents which restrict categories of changes or necessitated the consent of a 3rd party. Some extensions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I am buying my first flat in Edenbridge with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not reveal to my solicitor about the extras as it will affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

We are thinking of using a web based property lawyer rather than a Edenbridge conveyancing practice. Should I ‘stay local’?

Advantages do exist in having the option pop in to a local Edenbridge conveyancing solicitor for instance

• signing documents on short notice
• sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex conveyancing
• the ability to complain if things go pear-shaped

When comparing fees, look carefully for hidden extras. Most decent Edenbridge high street solicitors give an all-inclusive figure. Many online companies appear to offer low cost fees, but have burried 'extras' in the small print.