We have a mortgage agreed in principle with Clydesdale. Walworth conveyancing solicitors have been instructed. How long does it take for Clydesdale to send the offer to the property lawyer?

There is no definitive answer here. Have Clydesdale conducted the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Walworth building society branch on a couple of occasions and was told it wasn't an issue and they will lend. My Walworth conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the property lawyer is on the bank approved list, they must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

My offer on a property in Walworth has been agreed to, the sellers do nevertheless have a tied purchase. The vendors have placed an offer on on an apartment, however it’s not yet tied up, and have viewings of other apartments booked. I have instructed a high street conveyancing solicitor in Walworth. What do I do now? When do I get the mortgage application with Aldermore started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Walworth conveyancing search costs, etc). The first thing to do is ensure that your conveyancer is on the Aldermore approved list. Concerning the next stages this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. During a rising market some purchasers will apply for a home loan with Aldermore and arrange for the valuation and only if it comes back ok would they ask their conveyancer to press on with searches.

I have been told that property searches are the primary cause of delay in Walworth conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Walworth.

I'm buying a new build house in Walworth with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my lawyer about the deal as it may put at risk my loan 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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. Walworth is where the house is located. Can you offer any advice?

Flying freeholds in Walworth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Walworth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Walworth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

We have AIP from Barclays who indicated we could borrow up to £117k. At what point do we need to instruct a solicitor for conveyancing? Walworth is where we plan to move to.

It would be wise to instruct a conveyancing practitioner now requesting that they generate a file on your behalf. This will facilitate: 1) the selling agent to send out the Sales Memorandum to the relevant parties 2) the seller’s conveyancing practitioner to send out the draft agreement. That being said, do not ask your conveyancing practitioner to start searches until you have your valuation report from Barclays and you are willing to proceed.