I am one month into the sale of my apartment in Maidstone and the estate agent has just called to say that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. Why would a big named lender only work with specific law firms rather the firm that they want to select to handle their conveyancing in Maidstone ?

Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lenders point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

Completed the sale of my flat in Maidstone last May but my buyer keeps calling every few hours to say his lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Following your sale your conveyancer should forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where relevant, your solicitor must also send confirmation that the mortgage has been discharged to the purchasers lawyers. There is unlikely to be post completion requirements peculiar conveyancing in Maidstone.

3 months have gone by following my purchase conveyancing in Maidstone took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase a new build flat in Maidstone. Conveyancing is a frightening process 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.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Maidstone

Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.

Looking forward to sign contracts shortly on a leasehold property in Maidstone. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Maidstone should include some of the following:

The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You must be advised what constitutes a Nuisance in the lease Does the lease prevent you from subletting the flat, or working from home Repair and maintenance of the property You should know whether the lease allows you to add or improve aspects of the flat- you should know whether any restrictions applies to all alterations or limited to structural alteration, and whether permission is mandated necessary

I own a ground floor flat in Maidstone, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Maidstone with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease ends on 21st October 50

With just 50 years left to run we estimate the premium for your lease extension to span between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.