I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Tintern with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

We are purchasing a property in Tintern. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am buying a victorian detached house in Tintern. We would like to carry out an extension to the side at the property.Will the conveyancing process include checks to determine if these alterations are allowed?

Your solicitor should review the registered title as conveyancing in Tintern will occasionally reveal restrictions in the title documents which prohibit certain alterations or require the consent of another owner. Certain extensions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I have paid off my mortgage with Santander. I assume I don't need a Tintern lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

I am purchasing my first flat in Tintern with a loan from Norwich and Peterborough Building Society. The builders refused to move on the amount so I negotiated 6k of extras instead. The sale representative told me not to tell my lawyer about the deal as it will jeopardize my loan with Norwich and Peterborough Building Society. Is this normal?.

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

Am I best advised to appoint a Tintern conveyancing solicitor who is local to the property I am buying? I have an old university friend who can execute the legal work but her office is over three hundred kilometers away.

The primary upside of using a local Tintern conveyancing practice is that you can drop in to sign documents, present your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that must outweigh using an unfamiliar Tintern conveyancing solicitor just because they are local.

I've found a house that seems to be perfect, at a great figure which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Tintern. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

The majority of houses in Tintern are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can assist with the conveyancing process. it is apparent that you are purchasing in Tintern in which case you should be looking for a Tintern conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your lawyer will appraise you on the various issues.