We went with a high street firm for our conveyancing in Bermondsey today. Going through the Terms and Conditions I seeI am liable for fees even if the dealfalls through. Should I ditch them and appoint an internet firm offering no-sale-no-fee conveyancing in Bermondsey?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be uplifted to neutralise those cases that do not go ahead. Do bear in mind that these deals rarely protect you from expenditure by way of example Bermondsey conveyancing search fees.

we are a couple who wish to acquire a newly converted apartment in Bermondsey with a mortgage from .We would like to retain our Bermondsey conveyancing lawyer but says he's not listed on their "panel". We have to appoint a panel lawyer or keep our high street solicitor and pay for a panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you contains various provisions, a common one being that conveyancers needs to be on the approved list. Until recently, most banks had large numbers of solicitors 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for

I am purchasing a end of terrace house in Bermondsey. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to determine if these works were previously refused?

Your property lawyer will check the deeds as conveyancing in Bermondsey will occasionally reveal restrictions in the title deeds which prevent certain works or necessitated the consent of another owner. Many extensions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

I have been advised by my solicitor that defective lease insurance is required on my purchase. What is the level of cover for Bermondsey conveyancing?

The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between and . Conveyancing lawyers as opposed to borrowers take out such policies.

I am the sole recipient of my late father’s estate with all property in now in my sole name, including the house in Bermondsey. The Bermondsey property was put into my name in . I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the house in . Is the property unsalable for six months?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some mortgage companies would take a sensible view as this provision primarily exists to pick up on subsales or the flipping of property.

I purchased a 1st floor flat in Bermondsey, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Similar flats in Bermondsey with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 50

You have 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

My wife and I have an offer in principle from who suggested that they will lend up to £400k. At what point do we need to instruct a solicitor for conveyancing? Bermondsey is where we are buying.

It would be wise to appoint a now so that the can open the file so they can conduct their ID checks etc. Once you wish them to start work they will seek a payment on account usually approximately £175. That would normally be after you have the loan offer from the lender and valuation back, however if you wish to expedite matters you can start sooner albeit risking some money.