My wife and I are purchasing a 3 bedroom apartment in Kent with a mortgage. We wish to retain our Kent solicitor, but the lender advise he's not on their "panel". We have to appoint one of the bank panel firms or retain our Kent conveyancing practitioner and pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the lender use our Kent lawyer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Kent conveyancing solicitor to apply to be on the conveyancing panel.

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

Two types of professional can conduct conveyancing in Kent namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that required to complete the sale or acquisition of property. They are both required to conduct Kent conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly carried out and that all requirements and procedures will be appropriately followed.

Forgive me if this question is silly but I am new to the home moving as FTB of a garden flat in Kent. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Kent?

On the day of completion you will not be required to attend the conveyancers office in Kent. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.

My offer on a semi in Kent has been accepted, but there is a chain. The sellers have offered on on an apartment, however it’s not been accepted yet, and have viewings of other properties booked. I have selected a local conveyancing solicitor in Kent. What should be my next step? At what stage do I apply for the mortgage with Barclays?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Kent conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Barclays conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a buoyant market some purchasers will apply for the mortgage with Barclays and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.

Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial site in Kent?

Many commercial conveyancing solicitors in Kent will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Kent. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kent.

For each commercial conveyancing transaction in Kent it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Kent commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Kent.

My wife and I have a terraced Edwardian house in Kent. Conveyancing lawyer acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kent and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the work.

The estate agent has sent us the confirmation of our purchase of a new build flat in Kent. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Kent

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.