Can the conveyancing solicitors listed on your site carry out attended exchange conveyancing in Surbiton?

We do have a number of conveyancing experts carrying out personalised exchanges. You should contact us to receive a conveyancing quote and details as to dates.

It is is a decade since I bought my house in Surbiton. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my deeds. Is this a major issue?

Don’t worry too much. First the deeds may be kept by the lender or they may still be with the conveyancers who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Surbiton relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

Forgive me if this question is silly but I am new to the house moving as a first time buyer of a ground floor flat in Surbiton. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Surbiton?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you should be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

My fiancee and I are at the point of looking at apartments in Surbiton and I am now considering a potential offer. Is it best to have my lawyer on ‘stand by’? I will be getting a home loan with TSB.

It would be prudent to start 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 forward their details on to the estate agent. Given that you are taking out a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.

I have paid off my mortgage with Principality. I assume I don't need a Surbiton property lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I am purchasing my first flat in Surbiton benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent advised me not inform my conveyancer about this deal as it will adversely affect my mortgage with the bank. 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.

Due to the encouragement of my in-laws I had a survey completed on a house in Surbiton ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to issue a mortgage on a flying freehold property.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Surbiton. Conveyancing may be slightly more expensive based on your lender's requirements.