In the event thatI was to acquire a straightforward housein Chase Cross for cash and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Chase Cross?

Any savings you would achieve will be isolated to the disbursement for searches. Your conveyancer still got to do everything else - money laundering, correspond with your vendors conveyancer, stamp duty return, register the property etc. A slight saving might be made by not having to register a charge but it won't be significant.

If you had a top tip for choosing a conveyancing solicitor in Chase Cross what would it be?

Do not opt for the cheapest Chase Cross conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We expect to receive a AIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Chase Cross solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Chase Cross solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

After shopping around on the internet I have found a Chase Cross conveyancing practitioner having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Chase Cross postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Chase Cross.

How does conveyancing in Chase Cross differ for newly converted properties?

Most buyers of new build premises in Chase Cross approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Chase Cross tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Chase Cross or who has acted in the same development.

I have been on the look out for a flat up to £235,500 and found one near me in Chase Cross I like with amenity areas and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Chase Cross suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

How do I use the search tool to select a conveyancing lawyer in Chase Cross on the authorised to act for my lender?

Step one is to pick a mortgage company such as Lloyds TSB Bank, Leeds Building Society or Clydesdale then type in your preferred area e.g. Chase Cross. Conveyancing firms in Chase Cross and beyond will then be listed.