I am buying a ground floor flat in Otford. My property lawyer is not listed on the lender solicitor panel. Is it possible for me to continue with my Otford conveyancing solicitor even though they are excluded from the bank panel?

One must instruct a to complete the formalities if you take out a mortgage to buy your property. The will carry out all the essential legal checks on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. One can select a Otford of your choosing. Nevertheless, where the appointed is not on the mortgage company approved list additional charges will be levied as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so where your lawyer has not historically sought membership they can do so.

I am buying a property for cash in Otford. I have lived for the last 15 years in Otford. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Otford conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to do this. Do consider; if you are likely to sell the house at a future date, it could be of importance to your future purchaser what the searches contain. On occasion properties with no practical issues can still throw up adverse search results. A good conveyancing solicitor in Otford will provide you some helpful guidance concerning this.

four months have elapsed since my purchase conveyancing in Otford concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 premises 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.

The estate agent has sent us the confirmation of our purchase of a new build flat in Otford. 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 legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Otford

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I happen to be an executor of my recently deceased mum’s Will, with a bungalow in Otford which is to be marketed. The house has never been registered at HMLR and I'm advised that many buyers solicitors will insist that it is done before they will proceed. What's the procedure for this?

In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.