I decided to go with a high street solicitor for my conveyancing in Custom House today. Upon checking the small print I noteI am responsible for charges even if the movedoes not happen. Would I be best advised to instruct an on-line conveyancing company advertising no completion no charge conveyancing in Custom House?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be higher to counteract the conveyances that do not go ahead. Dont forget that these promotions rarely protect you from outlay such as Custom House conveyancing search charges.

We previously selected conveyancers based in Custom House on the Santander solicitor approved list. They have just billed me an additional sum for dealing with the Santander mortgage. Is this an additional conveyancing fee specified by Santander?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. The fee is not set by Santander but by your Custom House solicitor. Numerous firms on the Santander panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Custom House conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

My offer on a house in Custom House has been accepted, but there is a chain. The vendors have offered on on an apartment, but it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Custom House. What do I do now? When should I get the mortgage application with HSBC going?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Custom House conveyancing search fees, etc). First, you should check that your property lawyer is on the HSBC conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a rising market some buyers would apply for the mortgage with HSBC and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.

Just had an offer accepted on a new build apartment in Custom House. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Custom House

There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

What tools are available to locate a Custom House solicitor on the Bank of Scotland conveyancing panel? I have wheels and am prepared to travel upto 25kilometers to meet the conveyancer.

You can use the search on this website. Please select a mortgage company and your location and you will see a number of Custom House conveyancing lawyers locally. We have detailed some Custom House conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Bank of Scotland approved list

Am I best advised to go with a Custom House conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can handle the legal formalities but his firm is located approximately 350kilometers away.

The primary upside of using a high street Custom House conveyancing practice is that you can visit the firm to sign documents, deliver your identification documents and pester them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that should surpass using an unfamiliar Custom House conveyancing solicitor just because they are based in the area.