My partner and I are hoping to purchase a property in Cubitt Town and have appointed a Cubitt Town conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Godiva Mortgages Ltd have this morning contacted us to advise us that they have now hit a problem as our Cubitt Town conveyancer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Cubitt Town solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

I am buying a property for cash in Cubitt Town. I have lived for the last 20 years in Cubitt Town. Conveyancing searches are exorbitant. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then almost all of the Cubitt Town conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches done, but she is duty bound to take that path of advice. One thing to take into account; if you are going to sell the house at a future date, it could be of importance to your prospective buyer what the searches disclose. On occasion properties with no practical issues can still show up unexpected search results. A competent conveyancing solicitor in Cubitt Town should provide you some sensible guidance concerning this.

3 months have elapsed following my purchase conveyancing in Cubitt Town took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build flat in Cubitt Town. Conveyancing is a frightening process 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 selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cubitt Town

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

In scouring the internet for the phrase conveyancing in Cubitt Town it brings up numerous solicitorslocally. With so much choice what is the best way to find the right property lawyer for the sale of my house?

The best method of finding a suitable conveyancer is via trusted recommendation, so enquire of friends and relatives who have acquired a property in Cubitt Town or the local estate agent or mortgage broker. Charges for conveyancing in Cubitt Town differ, so it's advisable to obtain at least three quotes from different solicitors. Dont forget to clarify that the fees are fixed.