At long last a mortgage agreement from NatWest for the remortgage of my single bedroom garden flat is due by the end of next week. Can you suggest a low cost conveyancing practitioner in Sidcup?

This site is not designed to aid those in their quest for the lowest fares for conveyancing in Sidcup. We can offer you excellent value conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint companies teasing you with £99 conveyancing in Sidcup. The optimum outcome, in going for cheap conveyancing, you will get your money’s worth and at worst you will end up being stung for extras and still not end up with the service expected.

We are purchasing a purpose built apartment in Sidcup with a homeloan from Aldermore.We use our Sidcup conveyancing lawyer but Aldermore says she’s not on their "panel". We have to appoint a Aldermore panel solicitor or keep our high street solicitor and pay for a Aldermore panel lawyer to represent them. This seems very unfair; Can we not simply insist that Aldermore use our lawyer?

No, not really. The loan offered to you contains various provisions, a common one being that conveyancers will be on the Aldermore approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Aldermore

When it comes to lenders such as Clydesdale, do Sidcup lawyers have to pay a fee to be on the conveyancing panel?

We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

My fiancee and I are in the throws of viewing apartments in Sidcup and I am about to put in an offer. Is it sensible to have a property lawyer on ‘stand by’? I will be getting a home loan with Aldermore.

It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are taking out a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.

I am currently in the process of buying my council flat in Sidcup. I have a mortgage offer with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

How does conveyancing in Sidcup differ for newly converted properties?

Most buyers of new build residence in Sidcup come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Sidcup tend to purchase the site, 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 Sidcup or who has acted in the same development.

I have just appointed agents to market my 2 bed flat in Sidcup. Conveyancing is yet to be initiated, but I have just received a half-yearly service charge demand – what should I do?

It best that you discharge the service charge as you normally would because all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

My wife and I have hit a brick wall in trying to purchase the freehold in Sidcup. Can this matter be resolved via the Leasehold Valuation Tribunal?

Absolutely. We can put you in touch with a Sidcup conveyancing firm who can help.

An example of a Lease Extension case for a Sidcup flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.