My financial adviser requires my Bexleyheath law firm’s panel member for the Nationwide conveyancing panel. Can you suggest how I obtain this. I have tried my local Bexleyheath office but they don't know it.

Have you tried speaking to your Bexleyheath conveyancer about this?. Most Bexleyheath conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

is it true that all Bexleyheath solicitor practices on the UBS conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the UBS approved list of solicitors they would need to be overseen by the SRA. The majority of banks do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

I currently have a mortgage with Aldermore for my property in Bexleyheath. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Aldermore must be informed of your intention in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.

I was told two weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Bexleyheath is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.

We are selling our property in Bexleyheath and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Bexleyheath conveyancer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing practice rather than a conveyancing solicitor in Bexleyheath. We have lived in Bexleyheath for six years we know of no issue. Do we contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

The deeds to my house are lost. The conveyancers who did the conveyancing in Bexleyheath 10 years ago no longer exist. Will I be able to sell the house?

Gone are the days when you need to have the physical original deeds to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.

Me and my partner are expecting to complete buying a house in Bexleyheath but as a result of damage from the recent storms I have agreed reparation from the seller of £2k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however the bank will not permit this. Why were they informed?

Your conveyancing practitioner listed on a bank conveyancing panel is required to advise the lender of any variations to the purchase amount. If you prohibit your conveyancer to disclose the price change to your mortgage company then they would have to disinstructing themselves from acting for you and the mortgage company.