My wife and I are soon to exchange on the purchase of a property in Sevenoaks but as a result of damage from the recent storms I have managed to agree compensation from the current proprietors in the sum of £3k taking the form of a deduction in the price. This was going to be dealt with as part of amending the contract however Nottingham are not allowing this. Should they have been notified?

Your conveyancing practitioner being on a Nottingham conveyancing panel is required to inform Nottingham of any changes to the sale price. If you prohibit your solicitor to disclose the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancing practitioner for your conveyancing in Sevenoaks.

I am refinancing my house in Sevenoaks, does my lawyer have to be on the Bank of Ireland Conveyancing panel?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Is it the case that all Sevenoaks CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved practices?

Some major lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

We have a mortgage agreed in principle with Santander. Sevenoaks conveyancing solicitors were appointed. How long does it take for Santander to issue the offer to the solicitor?

There is no definitive answer here. Have Santander conducted the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have decided to exercise my right to buy my property in Sevenoaks off the council. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I have justbecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Sevenoaks for a purchase of a leasehold apartment 18 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sevenoaks conveyancing specialists.

If all goes to plan we aim to complete the sale of our £225,000 apartment in Sevenoaks in just under a week. The freeholder has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Sevenoaks?

Sevenoaks conveyancing on leasehold maisonettes nine out of ten times results in administration charges raised by management companies :

Completing pre-contract enquiries Where consent is required before sale in Sevenoaks Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Sevenoaks leasehold premises is £350. For Sevenoaks conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I acquired a garden flat in Sevenoaks, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Sevenoaks with an extended lease are worth £185,000. The ground rent is £65 levied per year. The lease ceases on 21st October 2086

With just 61 years remaining on your lease the likely cost is going to be between £19,000 and £22,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.