Are the BSA intent on creating a searchable register to list practices on the Coventry BS conveyancing panel for instance in Wapping?

Lexsure has not been advised of any intention on the part of the BSA to develop such a search facility.

We had instructed conveyancers based in Wapping on the HSBC solicitor panel. They have just billed me a separate sum for handling the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer is entitled to charge a fee for this. The charge is not set by HSBC but by your Wapping conveyancing practitioner. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

I am currently in the process of buying my council flat in Wapping. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

At last I have had an offer on an apartment in Wapping accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet agreed to, and are looking at other apartments booked. I have selected a nearby conveyancing solicitor in Wapping. What do I do now? At what stage do I apply for the mortgage with TSB?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Wapping conveyancing search costs, etc). First, you should check that your conveyancer is on the TSB approved list. Concerning the next phase this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. In a hot market some home buyers will apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Wapping.

Do commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in Wapping?

Its becoming the norm that commercial conveyancing solicitors in Wapping will order 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 Wapping. The report sets out 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 Wapping.

For each commercial conveyancing transaction in Wapping it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Wapping commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Wapping.

Given that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Wapping I wish to have a conversation with the solicitor concerning thehouse move before instructing the firm. Is this something that you can arrange?

This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your property ownership legalities in Wapping.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Wapping should be the amount on the final invoice that you end up paying.

I am using a search engine for the phrase cheap conveyancing in Wapping it reveals many solicitorslocally. How do I determine which is the suitable conveyancing solicitor for my move?

The ideal way of finding the right conveyancer is through a personal referral, so enquire of friends and relatives who have purchased a property in Wapping or a local estate agent or financial adviser. Costs for conveyancing in Wapping vary, so it's sensible to obtain at least three fee estimates from varying types of conveyancers. Dont forget to clarify that the charges are assured not to increase.