At long last a mortgage offer from Santander for the refinancing of my 4 bedroom flat is coming within the next few days. Are you able to recommend a cheap conveyancing law firm in North Woolwich?

You have arrived at the wrong site to search for a cheap conveyancing solicitors in North Woolwich. Our goal is to offer affordable conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint companies teasing you with £99 conveyancing in North Woolwich. At best, in deciding on low cost conveyancing, you will end up with what you pay for and at worst it will result in you with a surprising uplift in additional fees and still not end up with the service you were looking for.

I'm the only beneficiary of my late father’s will and I have everything in my name alone, including the my former home in North Woolwich. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the house in December. Do I have to wait half a year to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many lenders would take a pragmatic view as this obligation is chiefly there to pick up on the purchase and immediately sell or the flipping of properties.

How can we know in advance if a North Woolwich conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in North Woolwich getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local North Woolwich solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 conveyancing practitioner 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 North Woolwich postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in North Woolwich.

I am purchasing my first flat in North Woolwich benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not inform my conveyancer about this side-deal as it will jeopardize my loan with the lender. 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.

I have been advised by a few estate agents in North Woolwich to find a conveyancer on your site. What’s the financial advantage for Estate Agents to market your site over and above a competitor’s?

We don’t make any financial incentive for sending work in our direction. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

As co-executor for the estate of my grandfather I am disposing of a house in Swansea but live in North Woolwich. My conveyancer (who is 250 kilometers awayneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in North Woolwich to witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are North Woolwich based