Am I correct in assuming that the fact that my conveyancer in South East London is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the South East London conveyancing firm and ask them why they are no longer on the approved list for your lender.

Me and my wife are buying our first house. The solicitor has contact usto ask if we would like to take out additional conveyancing searches. As novices we in the dark as to what's needed for conveyancing in South East London

The extent of South East London conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall approach to risk. What is important is that you properly appreciate what information the searches could give you. Then you can decide if you consider that you need that search. If unsure, ask the solicitor to recommend.

Is there a search tool that I can utilise to discover of the solicitor conducting my conveyancing in South East London is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus paying £192.00 in additional conveyancing bill.

Please do take advantage of the search tool on this page. Pick the lender and type ‘South East London’ or your location and you will be presented with numerous solicitors offices in South East London or by proximity to you.

I just bought a property at auction in South East London. Conveyancing is needed. What is next?

Now that you are to all intents and purposes signed on the dotted line you should appoint a conveyancing solicitor quickly as you are faced with a fast approaching deadline in which to complete the property. All auction property will ordinarily have a bespoke legal pack. This should include evidence of title and search results. If you have purchased leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .

is it true that all South East London solicitors on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

I am currently in the process of buying my council flat in South East London. 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 have 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.

My company is intending to take over a lease of a shop on the high street. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in South East London for less than 2k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in South East London, including the sale and acquisition of businesses as well as simply property. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Please provide us with your details or call us so that we may furnish you with a detailed commercial conveyancing calculation.