In the event thatI were to purchase a simple residential homein Havering-atte-Bower for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Havering-atte-Bower?

The sole saving you would achieve is the disbursement for searches. The conveyancer is obliged to do the vast majority of work - money laundering, liaising with your sellers lawyer, SDLT return, register the ownership etc. You might save a bit for them not needing to register a charge but it won't be a lot.

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Havering-atte-Bower. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Havering-atte-Bower?

On the day of completion you do not need to attend the conveyancers office in Havering-atte-Bower. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Havering-atte-Bower conveyancing practitioner on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Havering-atte-Bower. I have a mortgage agreed with Aldermore. Conveyancing is not something I have any knowledge of. 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

Will commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Havering-atte-Bower?

Many commercial conveyancing solicitors in Havering-atte-Bower will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Havering-atte-Bower. The report provides definitive data 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 Havering-atte-Bower.

For each commercial conveyancing transaction in Havering-atte-Bower it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Havering-atte-Bower commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Havering-atte-Bower.

I'm buying a new build house in Havering-atte-Bower with a loan from Platform Home Loans Ltd. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my conveyancer about the side-deal as it could put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Can a conveyancer remove a name from the title of my home in Havering-atte-Bower ?

Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor