Me and my fiance are purchasing a 3 bedroom flat in Woolwich with a mortgage. We would like to retain our Woolwich solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Woolwich and pay for one of their panel ones to act for them. This seems very unfair; are we not able to insist that the bank use our Woolwich ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. A further alternative is for your Woolwich conveyancing lawyer to apply to be on the conveyancing panel.

Me and my wife are buying our first home. Our has texted usto see if we would like to take out additional conveyancing searches. We are really unsure what's recommended for conveyancing in Woolwich

The type of Woolwich conveyancing searches should be triggered based primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your overall attitude to risk. What matters is that you adequately appreciate what information the searches could provide. Then you can make a decision if you personally think you need that search. Should you be unsure, ask the to recommend.

If you had a top tip for selecting a conveyancing solicitor in Woolwich what would it be?

It would be unwise to be tempted by the cheapest Woolwich conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. 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.

I just acquired a flat at auction in Woolwich. Conveyancing is needed. What happens now?

Now that you have for all intents and purposes signed on the dotted line you must instruct a conveyancing lawyer as a matter of urgency as you are facing a tight a drop dead date to complete the deal. An auction property should have a corresponding auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .

I am expecting a OIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Woolwich solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Woolwich solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial land in Woolwich?

Its becoming the norm that commercial conveyancing solicitors in Woolwich will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Woolwich. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Woolwich.

For each commercial conveyancing transaction in Woolwich it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Woolwich commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Woolwich.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Woolwich is where the house is located. Can you offer any guidance?

Flying freeholds in Woolwich are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woolwich you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woolwich may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.