Find a Lender-Approved Local Conveyancer in Thamesmead

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

Cheap conveyancing in Thamesmead does not necessarily mean low quality - but the odds are stacked against you

Logical reasons to let us help you select a high street conveyancing solicitor in Thamesmead

  • 1 Personal touch and a wealth of expertise are key benefits that you should value when choosing conveyancing solicitors. Thamesmead home moves can be made a lot more complicated due to lack of transparency 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.
  • 2 Thamesmead conveyancers have a significant edge when it comes to Thamesmead conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that will affect your sale or purchase
  • 3 Low cost packages from online conveyancers might be tempting. However, these firms are often located many miles away with little understanding of the factors that affect property transactions in Thamesmead
  • 4 The Thamesmead conveyancing firms that are listed are dedicated to providing the most cost, efficient and accessible conveyancing service to borrowers, sellers and remortgagors in Thamesmead
  • 5 Retaining the services of a local Solicitor usually means that you will receive a more bespoke service. Online forums bear testimony to the idea that in selecting a an online conveyancing factory, your matter is dealt with by a team of people who check what is happening on the file by reading from their computer screens.

Examples of recent conveyancing in Thamesmead since October 2022*

Recently asked questions about conveyancing in Thamesmead

I can't travel far from Thamesmead. Is there a reason why all Thamesmead solicitors aren't included on all lender panels?

Even though it may seem unfair for lenders to limit who can represent them, from the public’s or lawyer’s viewpoint, the flip side is that lending institutions are becoming ever more anxious and feel it necessary to shield themselves against illegal activities. As a result of this concern mortgage companies are limiting their conveyancing panel to a size that they are happy to control.

Can conveyancing in Thamesmead to be concluded in less than 28 days?

First, If the seller is applying time constraints for your conveyancing it is highly recommended that your conveyancer is familiar with the location as they will have local connections and insight. It is possible that they may have transacted previousproperties in the same road. Therefore consider using a Thamesmead conveyancing firm. In addition, check that the lawyer is on the member panel. It is believed that nearly one in five of Thamesmead conveyancing transactions are delayed or jeopardised after discovering a purchaser’s conveyancer was not on their banks list of approved solicitors. This can often result in the transaction being held up by almost 21 days. It is believed that this issue impacts in the region of 100,000 home sales every year. Almost all Thamesmead conveyancing practices can not represent certain lenders so do check at the outset.

I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Thamesmead with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I happen to be the single beneficiary of my late mum's estate with all property in now in my sole name, including the house in Thamesmead. The Thamesmead property was put into my name in December. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the property in December. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most mortgage companies would take a pragmatic view as this obligation primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

The mortgage over my property is with Yorkshire BS for my property in Thamesmead. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

You must advise Yorkshire BS prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.

Clydesdale have agreed my home loan in principle, my offer on a flat in Thamesmead has been accepted, now what?

Your property agent will want to be advised as to your conveyancing practitioner's details (be sure the conveyancing practitioners are on the bank’s approved list). Telephone Clydesdale or your broker and finalise any relevant forms. Clydesdale will sellect a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Clydesdale will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Thamesmead.

I have todaybeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Thamesmead for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The quickest way to see 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 Thamesmead conveyancing specialists.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Thamesmead is the location of the property. Is there any guidance you can impart?

Flying freeholds in Thamesmead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thamesmead you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thamesmead may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

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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

Residential Licensed Conveyancers in Thamesmead regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Thamesmead but also conveyancing throughout 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

Planning law solicitors in Thamesmead regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Thamesmead specialising in planning law. This should include advice on tree preservation orders
  • Apex Law Llp, 3 The Pantiles, Bexleyheath, Kent, DA7 5HH
  • Hadfield & Co, 1 Central Avenue, Welling, Kent, DA16 3AX
  • Abdullah Solicitors, 56 Mansfield Road, Ilford, Essex, IG1 3BD
  • Kenneth Elliott & Rowe, Enterprise House, 18 Eastern Road, Romford, Essex, RM1 3PJ
  • Kenneth Elliott And Rowe Llp, Enterprise House, 18 Eastern Road, Romford, Essex, RM1 3PJ

*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.