I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to instruct a Crofton Park based conveyancing firm?

You should check but the the probability is that appoint one of their panel solicitors where you want the "fee-free" offer. Speak to the lender and check if they allow a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Crofton Park.

I just acquired a property at auction in Crofton Park. Conveyancing is required. What are my next steps?

Now that you are exchanged you will need to find a conveyancing lawyer quickly as you now have a fast approaching a drop dead date to complete the transaction. Every auction property should have an associated auction pack. This should include evidence of title and search results. In the case of leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete on the date specified in the contract.

We had instructed conveyancers with offices in Crofton Park on the Santander solicitor panel. They are now charging me an additional amount for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Santander but by your Crofton Park lawyer. Some firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.

I recently had an offer agreed on an apartment in Crofton Park. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £150. A couple of days later, the conveyancer called me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I bought my home on 11 August and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Crofton Park said it will be recorded inside ten days. Are properties in Crofton Park particularly slow to register?

As far as conveyancing in Crofton Park is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. Currently roughly 80% of such applications are fully dealt with within 12 days but some can be subject to longer delays. Historically registration occurs after the purchaser is living at the property therefore post completion formalities is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

My husband and I are a couple of weeks into a residential purchase having been recommend to solicitors by the estate agent to perform conveyancing in Crofton Park. I am not happy. Can you help me find new lawyers?

A conveyancer would need to be really poor to suggest changing them. Has your loan offer been issued? If so you will need to inform them of the new solicitor and ensure the mortgage documents are re-issued. Your solicitor ideally should be on the mortgage company panel to avoid supplemental costs and frustration. That should be your first question of the new conveyancers. The find a solicitor tool should help you find a bank approved conveyancer for your home move in Crofton Park

I am in the process of buying my first house in Crofton Park. Conveyancing solicitor has been appointed. The broker suggested that a survey is not needed as the property was only constructed in 1997.

You would be best advised to undertake a Home Buyer's Report. As the premises was built more than a decade ago the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could suffice. They will highlight any apparent problems and suggest additional investigation if appropriate. If there are any indications of problems get a comprehensive Building Survey from the beginning.