Find a Lender-Approved Local Conveyancer in Penge

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Choosing the right solicitor is the most important decision when it comes to your Penge house move

Top 5 reasons to let us help you choose a local conveyancing solicitor in Penge

  • 1 Penge solicitors have a crucial edge when it comes to Penge conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that can impact your sale or purchase
  • 2 No matter what any alternative sites inform you it just might be important to attend your conveyancer to execute contracts. Too many 3rd parties are already engaged in a homemove without needing to include Royal Mail into the equation.
  • 3 Penge solicitor are the key to a successful Penge conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move
  • 4 Retaining the services of a a family Solicitor generally results in a more bespoke service. Online forums often suggest that in choosing a large conveyancing firm, your transaction is handled by a team of people who who update you by determining whether the ‘computers says no’.
  • 5 Penge property lawyers are likely to have connections at the local Land Registry Office, Local Authority and selling agents

Examples of recent conveyancing in Penge since February 2024*

Recently asked questions about conveyancing in Penge

I am hoping to complete my purchase in Penge next Friday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not specific to conveyancing in Penge.

When it comes to lenders such as Principality, do Penge property lawyers have to pay a yearly amount to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I had a mortgage agreed in principle with Principality. Penge conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from Principality?

There is no definitive answer here. Have Principality conducted the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

After what seems like an age I have had an offer on an apartment in Penge agreed to, the vendors do nevertheless have an associated purchase. The sellers have offered on on an apartment, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in Penge. What should be my next step? At what point do I apply for the mortgage with TSB?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Penge conveyancing search fees, etc). First, you must ensure that your property lawyer is on the TSB conveyancing panel. Regarding the next steps this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a hot market the majority of home buyers would apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Penge?

Many commercial conveyancing solicitors in Penge will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Penge. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Penge.

For each commercial conveyancing transaction in Penge it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Penge commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Penge.

I have todaydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Penge for a purchase of a leasehold apartment 12 months ago. How can I check that the property is not still registered in the name of the previous owner?

The easiest method to check if the property 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 Penge conveyancing specialists.

Due to the advice of my in-laws I had a survey completed on a property in Penge prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to issue a loan on a flying freehold property.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Penge. Conveyancing will be smoother if you use a solicitor in Penge especially if they are accustomed to such properties in Penge.

We are in the midst of selling our flat in Penge. Conveyancing solicitors are doing their job but we have been asked to pay an extortionate amount by the managing agents. So far we have issued a cheque for £237 for a leasehold management pack and then another £118 for responses to queries raised by the purchaser's property lawyer.

You will not have control over the level of the bill for this information but the typical fee for the information for Penge leasehold premises is £395. When it comes to Penge conveyancing sales it is conventional for the vendor to cover the charges. The freeholder or their agents are under no statutory obligation to address these questions most will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no law that requires capped fees for administrative tasks. There is no set time frame by which they are obliged to provide answers.

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Sample of conveyancing solicitors in Penge regulated by the SRA

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

  • Charles Clarke & Co, 77 High Street, London, SE20 7HW
  • Bennett Welch & Co, Bank Chambers, Westow Hill, London, SE19 1TY
  • Ewings & Co, 148 High Street, London, SE20 7EU
  • Amphlett Lissimore Bagshaws Llp, Greystoke House, 80-86 Westow Street, London, London, SE19 3AF
  • Rose Samuel Odele & Partners, 252 Kirkdale, Sydenham, London, SE26 4NL

Residential Landlord and Tenant Conveyancing solicitors in Penge

The list below is a non-comprehensive list of solicitors in Penge practicing in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on service charge disputes and the right to manage

  • Bennett Welch & Co, Bank Chambers, Westow Hill, London, SE19 1TY
  • Kirvan Bond Solicitors, 107 High Street, Penge, London, SE20 7DT
  • Ewings & Co, 148 High Street, London, SE20 7EU
  • Amphlett Lissimore Bagshaws Llp, Greystoke House, 80-86 Westow Street, London, London, SE19 3AF
  • Rose Samuel Odele & Partners, 252 Kirkdale, Sydenham, London, SE26 4NL

Domestic Licensed Conveyancers in Penge regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Penge but also conveyancing across England and Wales.
  • Walter Saunders, 382 Brockley Road, SE4 2BY
  • R & C Property Lawyers Llp, 10A Upper Tooting Road, SW17 7PG

*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.