I am under pressure from the mortgagee in possession of a property in Woolwich to sign contracts within four weeks. What can I do to speed up matters?

Where the seller is applying pressure for your conveyancing it is highly recommended that your lawyer is familiar with the location as they will benefit local contacts and insight. It is possible that they would have transacted otherproperties in the same street. You would be best advised to use a Woolwich conveyancing firm. In addition, check that the lawyer is on the lender panel. It is estimated that just under twenty per cent of Woolwich conveyancing deals are frustrated or derailed after discovering a purchaser’s lawyer was not on their banks list of approved solicitors. This can often result in the home move being delayed by as much as three weeks. It is understood that this issue impacts approximately one hundred thousand home sales every year. Almost all Woolwich conveyancing practices can not act for certain lenders so do check at the outset.

Having spent time researching consumer advice sites for an online lawyer in Woolwich, many post that I should use a CQS accredited lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Society for Licensed Conveyancers. Woolwich is one of the many areas of the UK where there are Accredited lawyers.

There is lots of information on this site concerning conveyancing in Woolwich but what is your top tip for choosing the right conveyancer in Woolwich

Do not opt for the cheapest Woolwich conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I have arranged a further advance on our home loan from as we intend to conduct renovations to our house in Woolwich. Do we need to appoint a nearby Woolwich solicitor on the conveyancing panel to deal with the paperwork?

would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

Intending to buy a apartment in Woolwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Woolwich is on the conveyancing panel.

I am buying a new build flat in Woolwich. Conveyancing is necessary evil 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 legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Woolwich

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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 a car parking plan.

I opted to have a survey done on a house in Woolwich ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not give a loan on a flying freehold property.

It varies from the lender to lender. Santander has different requirements from Halifax. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Woolwich. Conveyancing will be smoother if you use a solicitor in Woolwich especially if they are familiar with such properties in Woolwich.