Find a Lender-Approved Local Conveyancer in Thamesmead

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Selecting the right solicitor is the most important decision when it comes to your Thamesmead conveyancing

Main reasons to let us assist you choose a local conveyancing solicitor in Thamesmead

  • 1 Property lawyer conveyancing firms have excellent personal connections with Thamesmead estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 The mark of a good conveyancing solicitor in Thamesmead is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the high standards of professionalism you will expect.
  • 3 Cut price packages from online conveyancers might be tempting. However, these firms are often located hundreds of kilometers away with limited understanding of the factors that impact property transactions in Thamesmead
  • 4 The Thamesmead conveyancing practitioners that are identified are dedicated to supplying value for money, efficient and transparent conveyancing service to home buyers, sellers and remortgagors in Thamesmead
  • 5 Regardless other companies advise it just might be necessary to attend your lawyer to sign contracts. There are enough parties involved in a house sale without needing to include Royal Mail into the equation.

Examples of recent conveyancing in Thamesmead since October 2019*

Recently asked questions about conveyancing in Thamesmead

I am progressing with the sale of my ground floor flat in Thamesmead and the estate agent has just called to advise that the purchasers are switching conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. Why would a big named lender only work with certain lawyers rather the firm that they want to select to handle their conveyancing in Thamesmead ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

Would the conveyancing lawyers identified via your search tool carry out auction conveyancing in Thamesmead?

There are a few auction solicitors we can put you in touch with those who can conduct auction conveyancing. Thamesmead is one of our areas of in which our lawyers cover.

Why is leasehold purchase conveyancing in Thamesmead costs more?

In summary, leasehold conveyancing in Thamesmead and South East London usually involve extra hours of investigation compared to freehold conveyancing. This includes reviewing the lease, liaising with the landlord concerning serving appropriate notices, obtaining up-to-date service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.

Will my solicitor be asking questions concerning flooding during the conveyancing in Thamesmead.

Flooding is a growing risk for lawyers specialising in conveyancing in Thamesmead. Plenty of people will purchase a property in Thamesmead, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a various searches that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Thamesmead. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to find out if the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser may issue a compensation claim stemming from an incorrect answer. The buyer’s conveyancers will also carry out an environmental report. This should higlight if there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.

I have a terraced Victorian property in Thamesmead. Conveyancing solicitor represented me and Halifax. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Thamesmead and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing solicitor who conducted the purchase.

In scouring the world wide web for the words on line conveyancing in Thamesmead it reveals many solicitorsin the area. With so much choice what is the best way to find the suitable property lawyer for the sale of my house?

The best way of choosing a suitable conveyancer is via trusted referral, so enquire of friends and relatives who have acquired a property in Thamesmead or the respected estate agent or mortgage broker. Fees for conveyancing in Thamesmead vary, so it's advisable to secure a minimum of three fee estimates from varying types of conveyancers. Be sure to obtain confirmation that the fees are fixed.

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Sample of conveyancing solicitors in Thamesmead regulated by the SRA

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

  • Toltops Solicitors, 41 Manton Road, Greenwich, London, London, SE2 0JE
  • Margaret Olusegun, 3 The View, London, Bexley, SE2 0DX
  • Apex Law Llp, 3 The Pantiles, Bexleyheath, Kent, DA7 5HH
  • Rees Myers Solicitors, Gunnery House, 9 - 11 Gunnery Terrace, Royal Arsenal, London, SE18 6SW
  • A&c Solicitors, 2nd Floor, 7-9 Woolwich New Road, London, SE18 6EX

Commercial Conveyancing solicitors in Thamesmead regulated by the SRA

The list below is a non-comprehensive list of solicitors in Thamesmead specialising in commercial conveyancing in Thamesmead. This may include advice on complex issues under the Landlord and Tenant Act of 1954
  • Margaret Olusegun, 3 The View, London, Bexley, SE2 0DX
  • Apex Law Llp, 3 The Pantiles, Bexleyheath, Kent, DA7 5HH
  • Cook Taylor, 3 Thomas Street, Woolwich, London, SE18 6HR
  • Anaysse-jacobs Solicitors, First Floor Offices, 33-35 Powis Street, London, London, SE18 6HZ
  • Whitehorse Solicitors, Island Business Centre, 18-36 Wellington Street, London, SE18 6PF

Domestic Licensed Conveyancers in Thamesmead regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Thamesmead but also conveyancing across England and Wales.
  • Cain Associates Llp, 297 The Broadway, DA6 8DG
  • Suriya & Douglas, Suite B, 7th Floor, Charter House, IG1 1UF
  • T J Ball & Company, 49 Leytonstone Road, E15 1JA

*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.