I am nearing exchange of contracts for my maisonette in Chelsfield and the estate agent has just text me to advise that the purchasers are switching property lawyer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. Why would a leading lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Chelsfield ?

Banks have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal 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. The buyers are unlikely to have any sway in the decision.

I am buying my first flat in Chelsfield with a mortgage from Barclays Direct. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my solicitor about the side-deal as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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

I have been on the look out for a ground for flat up to £305k and identified one round the corner in Chelsfield I like with amenity areas and railway links nearby, however it only has 51 remaining years left on the lease. There is not much else in Chelsfield suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

Hoping to buy a property located in Chelsfield and I am already nervous. I couldn't find anything specific about Chelsfield. Conveyancing will be needed in due course but do you know about the Chelsfield area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Chelsfield. In the meantime here are some basic statistics that we found

What is the best way to find the right lawyer for my conveyancing in Chelsfield ?

First ask your friends and family who they used in the past and if they were happy with the service. Option 2 is to look on the internet for conveyancing in Chelsfield. Call two or three from the list and request that they send you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing before you make your decision. Third is to make use of our search tool to assist you in finding the right lawyers taking into account your unique requirements including location,speed, complexity and who the proposed mortgage company is.Resist the temptation to appoint lowest cost conveyancing solicitors in Chelsfield