We were about to choose a conveyancing solicitor in Thornton Heath listed on your site but stumbled across some other costs illustrations via the web seem less pricey – how come?

There are many firms of websites promoting pretending to offer £99 conveyancing, yet more often than not extrafees result in the final bill markedly uplifted. Solicitors ought to ensure costs contained in terms of business should be equitable invoiced The solicitors that we list for conveyancing in Thornton Heath genuinely set out all costs for a domestic conveyancing matter.

Do the conveyancing lawyers to be found on your site handle auction conveyancing in Thornton Heath?

We know of a number of auction practitioners we can connect you with those conducting auction conveyancing. Thornton Heath is just one of the many locations where our lawyers cover.

We wanted to use a conveyancing solicitor in Thornton Heath for our house move. Our broker informed us that our mortgage company Lloyds TSB Bank won't deal with them. Why is this not regarded as unfair competition?

Before the recession most lenders had a different appetite for risk. Almost all Thornton Heath conveyancing firms would have been on most lender panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms concerning their operations and their employees and establishing certain criteria such a completing on a minimum amount of transactions. Many Thornton Heath conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Thornton Heath is amongst the thousands of locations where the solicitors we list are members of the panel for Lloyds TSB Bank.

The mortgage over my property is with Barclays for my property in Thornton Heath. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?

You must advise Barclays prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel lawyer.

It is unclear whether my bank requires a lease extension. I have called into my local Thornton Heath building society branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Thornton Heath conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?

The lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

After shopping around on the internet I have found a Thornton Heath conveyancing practitioner having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Thornton Heath surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm purchasing my first flat in Thornton Heath with a mortgage from Godiva Mortgages Ltd. The sellers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my conveyancer about this extras as it may adversely affect my mortgage with the bank. Should I keep quiet?.

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.