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Top 5 reasons to use our service to help you choose a high street conveyancing solicitor in Downham

  • 1 No matter what any alternative lawyers may claim it may be important to pop into your lawyer to sign documents. There are various parties with with an interest in a conveyancing transaction without needing to add the postman into the mix.
  • 2 Our site offers most comprehensive residential conveyancing directory service identifying bank approved property lawyers delivering conveyancing in Downham registered with the SRA or CLC.
  • 3 Downham conveyancers work in partnership with Downham estate agents, developers, surveyors, lenders and other professionals to ensure that the highest level of service is offered to clients every step of the way, ensuring the smoothest, most stress-free process possible
  • 4 Excellent communication together with a wealth of local knowledge are key benefits that you should look for when choosing conveyancing solicitors. Downham property deals can become a lot more stressful as a result of lack of transparency between all the parties. The lawyers listed strive to make sure that the lines of communication are open and act on arising issues and developments expeditiously.
  • 5 The hallmark of our conveyancing solicitors in Downham is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the level of professionalism you will expect.

Examples of recent conveyancing in Downham since June 2022*

Disposal

of terraced premises, Moorside Road, BR1 5EP completing on 27/06/2022 at a price of £358,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, agreeing completion date with parties

Sale

of detached residence residence, Shroffold Road, BR1 5PE completing on 01/07/2022 at a price of £367,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, setting up the completion formalities, sending title deeds and signed transfer to buyer’s conveyancer

Disposal

of terraced residence, Keedonwood Road, BR1 4QP completing on 28/06/2022 at a price of £370,000. The conveyancing process included amongst the various tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client

Transfer

of detached residence residence, Tristram Road, BR1 5LX completing on 24/06/2022 at a price of £395,000. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, agreeing completion date with parties, sending title deeds and executed transfer to purchaser’s conveyancer

Recently asked questions about conveyancing in Downham

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

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Should you be concerned you should simply call the Downham conveyancing practice and ask them why they are no longer on the approved list for your bank.

We wanted to use a conveyancing solicitor in Downham for our house purchase. Our broker informed us that our mortgage lenders Santander won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies normally imposes restrictions either the category or the volume of conveyancing solicitors on their panel. A common example of such criteria being that a firm must have two or more partners. In addition to restricting the profile of firm, some have limited the number of firms they use to act for them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there are differing opinions about the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Downham only carry out one or two conveyances a year.

Should my lawyer be raising questions about flooding as part of the conveyancing in Downham.

The risk of flooding is if increasing concern for solicitors dealing with homes in Downham. Plenty of people will purchase a house in Downham, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Downham. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine if the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer may bring a legal claim for losses stemming from an inaccurate answer. A purchaser’s conveyancers will also carry out an enviro report. This will reveal whether there is a recorded flood risk. If so, additional inquiries should be made.

three months have elapsed following my purchase conveyancing in Downham completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I have been on the look out for a ground for flat up to £195,000 and found one near me in Downham I like with a park and station in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Downham suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

In my capacity as executor for the will of my grandmother I am selling a property in Cardiff but live in Downham. My conveyancer (who is 235 kilometers awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in Downham who can witness this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Downham

Last updated

Sample of conveyancing solicitors in Downham regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Downham but also conveyancing throughout England and Wales.

  • Grand & Machyle Solicitors, 499 Bromley Road, Bromley, Kent, BR1 4PQ
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Wellers Staff Ltd, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Raw & Co, 1 Dura Den Close, Beckenham Place Park, Beckenham, Kent, BR3 5BU
  • Judge And Priestley Llp, Justin House, 6 West Street, Bromley, Kent, BR1 1JN

Commercial Conveyancing solicitors in Downham regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Downham practicing in commercial conveyancing in Downham. This will likely include advice on complex issues under the Landlord and Tenant Act of 1954
  • Grand & Machyle Solicitors, 499 Bromley Road, Bromley, Kent, BR1 4PQ
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Wellers Staff Ltd, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Raw & Co, 1 Dura Den Close, Beckenham Place Park, Beckenham, Kent, BR3 5BU
  • J & P Credit Solutions Limited, Justin House, 6 West Street, Bromley, Kent, BR1 1JN

Residential Licensed Conveyancers in Downham regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Downham but also conveyancing throughout England and Wales.
  • Walter Saunders, 382 Brockley Road, SE4 2BY
  • Ducat Law Ltd, TMS House, BR5 3QB
  • Peter W Stevens , 107 Maxwell Gardens, BR6 9QT
  • Cain Associates Llp, 297 The Broadway, DA6 8DG

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.