It has taken forever and a day but a mortgage agreement from Santander for the remortgage of my 4 room garden flat is expected by the end of next week. Are you able to recommend a cheap conveyancing law firm in Old Coulsdon?

You have arrived at the wrong site to search for cut-price fees for conveyancing in Old Coulsdon. Our aim is to provide value for money conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing organisations offering £99 conveyancing in Old Coulsdon. In your best case scenario, in deciding on cheap conveyancing, you will earn what you pay for and at worst you will end up with a hefty uplift in additional fees and still not get the service you were hoping for.

Our solicitor has uncovered a a problem with the lease for the apartment we are purchasing in Old Coulsdon. The other side have suggested title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the bank?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. The appropriate lender specifications must be adhered to.

We wanted to use a property lawyer in Old Coulsdon for our house purchase. Our financial adviser informed us that our mortgage company Virgin Money won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most mortgage companies had a different appetite for risk. Almost all Old Coulsdon conveyancing firms would have been on most bank panels. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum amount of conveyancing. Many Old Coulsdon conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Old Coulsdon is one of the numerous locations where the solicitors we recommend are are authorised to act for Virgin Money.

Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who conducted the conveyancing in Old Coulsdon 10 years ago are no longer around. Will I be able to sell the house?

Assuming the title is registered the information relating to your proprietorship will be recorded by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, find your property and obtain current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be ordered for a small fee.

I'm purchasing my first flat in Old Coulsdon with a mortgage from Platform Home Loans Ltd. The developers would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not to tell my conveyancer about this side-deal as it may jeopardize my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.