I am hoping to receive a mortgage offer from Lloyds. My intention is to use a Licensed Conveyancer in Kidbrooke. Does the Lloyds Conveyancing panel allow for conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Should our conveyancer be raising enquiries regarding flooding during the conveyancing in Kidbrooke.

Flooding is a growing risk for solicitors conducting conveyancing in Kidbrooke. Some people will purchase a property in Kidbrooke, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that can be undertaken by the purchaser or by their solicitors which should figure out the risks in Kidbrooke. The standard property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out if the property has suffered from flooding. If the residence has been flooded in past and is not disclosed by the owner, then a purchaser could issue a compensation claim as a result of such an incorrect answer. A buyer’s solicitors may also order an enviro search. This will disclose if there is any known flood risk. If so, further investigations should be conducted.

I am looking for a leasehold apartment up to £235,500 and found one round the corner in Kidbrooke I like with open areas and station nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Kidbrooke for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

In scouring the internet for the term cheap conveyancing in Kidbrooke it brings up numerous property lawyerslocally. How do I determine which is the right property lawyer for purchase transaction?

The best method of choosing the right conveyancer is via personal referral, so seek the opinion of friends and those you trust who have acquired a property in Kidbrooke or the respected estate agent or financial adviser. Fees for conveyancing in Kidbrooke vary, so it's sensible to obtain a minimum of three costs illustrations from varying types of law firms. Dont forget to clarify what costs in the quote includes.

What is the average conveyancing fee for conveyancing in Kidbrooke?

The average cost in 2014 for conveyancing in Kidbrooke was £1,419 excluding Land Tax and HMLR fees.