Am I correct in assuming that the fact that my conveyancer in Edenbridge is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Edenbridge conveyancing practice and enquire why they are no longer on the approved list for your bank.

I have been told that property searches are the main reason for hinderance in Edenbridge house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Edenbridge.

My wife and I purchased a semi-detached Edwardian house in Edenbridge. Conveyancing lawyer acted for me and TSB. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to read 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 Edenbridge and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who carried out the work.

Just had an offer accepted on a new build flat in Edenbridge. 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 conveyancing.

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

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.

We are hoping to acquire a repression flat in Edenbridge and the mortgagee in possession would like to complete inside a month. Do solicitors meet that timeframe? Am I best advised to use a high street Edenbridge firm or an online company that advertises to complete quickly?

Visit your Edenbridge shopping parade. Go in to 3 firms and request to see a conveyancing solicitor for a quote. Explain your needs and seek assurances on speed. Select the firm that seems most efficient. Make sure to choose a solicitor on the panel of conveyancers approved by your bank.