I have given 8 weeks notice to my existing landlord and have to be out of my rented apartment in Elmers End by . Conveyancing on my purchase is underway. Can I complete in 5 weeks as I wish to avoid having to move into short term accommodation?

The normal practice is not to serve notice for your tenancy until exchange of contracts has taken place. Assuming that you have not already done so, speak to your conveyancer and request that they seek the assistance the owners side, try to get a realistic time scale from them that all parties will look to achieve

We are buying a 2 bedroom flat in Elmers End with a mortgage from .We like our Elmers End conveyancing solicitor but advised that he's not listed on their "panel". We have to appoint a panel firm or keep our local solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, one of which will be that solicitors must be on the approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for

Have just purchased a probate house at auction in Elmers End. Conveyancing is required. What is next?

Now that you have legally bound yourself to purchase you now have to choose a conveyancing solicitor quickly as you are facing a tight a drop dead date to complete the transaction. All auction property should have an associated legal pack. This should include evidence of title and search results. Where you are dealing with leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You need to pass this on to the solicitor working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.

Is it correct that all Elmers End CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved firms?

Some major banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I have today made my last payment due on my mortgage with . I assume I don't need a Elmers End on the panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your 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 mortgage from the register. , 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 has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

My wife and I are close to exchanging contracts on the sale of our property in Elmers End and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Elmers End. Having lived in Elmers End for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

How does conveyancing in Elmers End differ for newly converted properties?

Most buyers of new build or newly converted property in Elmers End come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Elmers End usually acquire the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Elmers End or who has acted in the same development.