Find a Lender-Approved Local Conveyancer in Thamesmead

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap internet firm”! Go local - instruct a conveyancing solicitor in Thamesmead

Reasons to use our Thamesmead conveyancing solicitors

  • 1 Conveyancer conveyancing firms have very good personal links with Thamesmead estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 Chances are that the the lawyers for the other party are based in Thamesmead - if so sets of conveyancers are likely to have worked on conveyancing matters in the past
  • 3 Excellent communication and a wealth of experience are key benefits that you should seek when selecting conveyancing solicitors. Thamesmead home moves can be made a lot more complicated due to poor communication between all the parties. The lawyers listed endeavour to make sure that the lines of communication are open and act on arising issues and developments quickly.
  • 4 Solicitors accustomed to conveyancing in Thamesmead have a grasp oflocal concerns peculiar to Thamesmead and therefore you may benefit from better advice and speedier conveyancing.
  • 5 The hallmark of our conveyancing solicitors in Thamesmead is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the level of professionalism you would hope for.

Examples of recent conveyancing in Thamesmead since March 2024*

Recently asked questions about conveyancing in Thamesmead

Do I have to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Thamesmead so that I can attend their offices when needed.

Most conveyancing panel lawyers for banks undertake their communications via the post, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. That being said you can see if you have the option of visiting the offices of your conveyancing lawyer if you prefer.

What is the difference between a licensed conveyancer and conveyancing solicitor in Thamesmead

There are many recorded licenced Conveyancers in Thamesmead and Solicitor firms in Thamesmead who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Thamesmead. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Thamesmead?

On the day of completion you do not need to go to the conveyancers office in Thamesmead. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.

I am due to exchange contracts on my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being difficult. The Thamesmead solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

We are planning on selling our house in Thamesmead and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Thamesmead conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Thamesmead. We have lived in Thamesmead for six years we know of no issue. Should we contact our local Authority to obtain confirmation need.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Are there restrictive covenants that are commonly picked up as part of conveyancing in Thamesmead?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Thamesmead. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying a new build house in Thamesmead with a mortgage from TSB. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my conveyancer about the side-deal as it will affect my mortgage with TSB. Do I keep my lawyer in the dark?.

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.

Do you have any advice for leasehold conveyancing in Thamesmead with the intention of saving time on the sale process?

  • Much of the delay in leasehold conveyancing in Thamesmead can be bypassed where you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold information which will be required by the buyers’ conveyancers.
  • If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Thamesmead state that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord consenting to such works. Should you dont have the consents in place do not contact the landlord without contacting your solicitor first. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than unsettled. You believe that you know the number of years remaining on your lease but it would be advisable verify this by asking your lawyers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Many landlords or Management Companies in Thamesmead levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Thamesmead.

I am the leaseholder of a ground flat in Thamesmead. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

Absolutely. We can put you in touch with a Thamesmead conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Thamesmead residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired term was 76 years.

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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 firms listed below are a non-comprehensive list of solicitors in Thamesmead with expertise in commercial conveyancing in Thamesmead. This could include advice on buying and selling small and large scale commercial property and agricultural land
  • 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.