AssumingI was to buy a straightforward propertyin Upper Norwood for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Upper Norwood?

Any savings you would gain would be limited to the Upper Norwood conveyancing searches. A conveyancer is obliged to do the vast majority of work - money laundering, communicating with your vendors property lawyer, stamp duty return, register the ownership etc. You might save a bit for them not having to register a charge but it won't be meaningful.

As a first time buyer what is the most important piece of guidance you can give me regarding purchase conveyancing in Upper Norwood?

You may not hear this from too many lawyers but conveyancing in Upper Norwood and elsewhere in South London is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Upper Norwood should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to protect your best interests and to protect you.

On occasion a third party with a vested interest will attempt to sway you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your financial adviser may tell you to do something that is contrary to your lawyers advice. You should always trust your lawyer above all other parties in the home moving process.

we are a couple who are hoping to buy a newbuild apartment in Upper Norwood with a homeloan from Birmingham Midshires.We use our Upper Norwood conveyancing practitioner but Birmingham Midshires informed us she’s not on their approved list of firms. we are left little option but to use a Birmingham Midshires panel lawyer or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Birmingham Midshires use our lawyer?

No, not really. The home loan issued to you contains terms and conditions, one of which will be that conveyancers must be on the Birmingham Midshires 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 lawyer to apply to be on the conveyancing panel for Birmingham Midshires

I am buying a new build apartment in Upper Norwood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Upper Norwood

There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I'm converting the mortgage on my current house to a BTL mortgage with Godiva Mortgages Ltd and intend to use the remaining equity towards further house. The location we are interested in is Upper Norwood. Will your lawyers be able to act for the two mortgage companies and tie in the two deals?

Do use our comparison tool on this site to ensure that the solicitors are on the relevant lender panels. Assuming that they are the solicitor should be able to tie up the two conveyancing matters but you should talk with you lawyer and make apparent your desired outcome and needs.