My husband and I are only a couple days away from an exchange on a property in North Ockendon and my parents have sent the exchange deposit to my lawyer. I am now advised that as the deposit has not come from me my property lawyer needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

Your conveyancing practitioner is duty bound to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I own a freehold premises in North Ockendon yet charged rent, why is this and what is this?

It is rare for properties in North Ockendon and has limited impact for conveyancing in North Ockendon but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I had intended to instruct a property lawyer in North Ockendon for our house purchase. Our financial adviser has since advised us that our mortgage company Norwich and Peterborough Building Society won't deal with them. Surely this is unduly restrictive?

Before the recession most lenders had an appetite for risk which was higher than today. Almost all North Ockendon conveyancing firms would have been on most mortgage company panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms relating to their operations and their employees and establishing certain criteria such a completing on a minimum volume of conveyancing. Many North Ockendon conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. North Ockendon is amongst the hundreds of locations where the lawyers we list are on the panel for Norwich and Peterborough Building Society.

I am purchasing a detached bungalow in North Ockendon. Our aim is to an extension at the rear at the house.Will legal work on the property involve investigations to determine if these works are allowed?

Your solicitor should review the registered title as conveyancing in North Ockendon will occasionally reveal restrictions in the title deeds which restrict categories of works or require the permission of another owner. Certain extensions need 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 affect extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.

I have decided to exercise my right to buy my property in North Ockendon off the council. I have a mortgage agreed with Aldermore. 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in North Ockendon is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

My husband and I are 17 days into a leasehold purchase having been directed to a firm by the local agent to carry out the conveyancing in North Ockendon. We are not happy. Could you help me find new lawyers?

A lawyer would have to be very poor in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you need to inform them of the replacement solicitor and have the offer are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid added fees and delays. So that should be your first question of the new lawyers. Our find a solicitor tool can help you find a bank approved conveyancer for your home move in North Ockendon