Am I correct in assuming that the fact that my conveyancer in Orpington is not identified on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?

That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Orpington conveyancing firm and enquire why they are no longer on the approved list for your bank.

My wife and I are approaching an exchange on a house in Orpington and my mum and dad have sent the ten percent deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my bank. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your property lawyer is obliged to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.

How does conveyancing in Orpington differ for newly converted properties?

Most buyers of new build premises in Orpington approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is finished. This is because developers in Orpington typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Orpington or who has acted in the same development.

I am looking into buying my first house which is in Orpington and I am already nervous. I couldn't find anything specific about Orpington. Conveyancing will be needed in due course but do you know about the Orpington area? or perhaps some other tips you can share?

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

I am tempted by the attractive purchase price for a couple of apartments in Orpington both have about forty five years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Orpington. The lease is a right to use the property for a period of time. As the lease gets shorter the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. For this reason it is advisable to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this area.

Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Orpington. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to arrive at the premium.

An example of a Lease Extension matter before the tribunal for a Orpington property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term as at the valuation date was 50.57 years.