A mortgage offer from NatWest for the remortgage of my 2 room apartment is coming any day now. Are you able to put forward a low cost conveyancing practitioner in St Mary Cray?

You have come to the wrong place to search for the cheapest conveyancing in St Mary Cray. Our aim is to provide cost effective conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint organisations offering the bait of low cost conveyancing in St Mary Cray. The optimum outcome, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up with a hefty uplift in additional fees and still not end up with the service expected.

Are the St Mary Cray conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?

St Mary Cray conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

I just acquired a flat at auction in St Mary Cray. Conveyancing is required. What is next?

Given that you are now legally bound yourself to purchase you must appoint a conveyancing lawyer soon as you are facing a tight a fixed date to complete the conveyancing. All auction property will ordinarily have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete on the on the contractual date .

I have decided to exercise my right to buy my property in St Mary Cray off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being pedantic. The St Mary Cray solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying my first flat in St Mary Cray benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my solicitor about the extras as it will affect my mortgage with Virgin Money. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I was advised by a few estate agents in St Mary Cray to choose a solicitor on your site. Is there a financial inducement for Estate Agents to market your site ahead of another?

We don’t make any commission for sending work in our direction. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.