My solicitor has informed me that chancel insurance is necessary on my purchase. What is the level of cover for New Beckenham conveyancing?

The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Halifax and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

We had appointed solicitors located in New Beckenham on the Clydesdale solicitor approved list. They have just invoiced me a supplemental charge for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Clydesdale but by your New Beckenham conveyancer. Plenty of firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a New Beckenham lawyer on the Skipton panel to remove the mortgage at the Land Registry. Am I right?

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

I require expedited conveyancing in New Beckenham as I have an ultimatum to complete within one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are are a cash buyer you are at liberty not to have searches carried out although no law firm would advise that you don't. With lots of history conveyancing in New Beckenham the following are examples of what can arise and adversely affect future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...

Due to the encouragement of my in-laws I had a survey completed on a house in New Beckenham before instructing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies may not issue a mortgage on a flying freehold property.

It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in New Beckenham. Conveyancing may be slightly more expensive based on your lender's requirements.

I was advised by a few property agents in New Beckenham to find a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers over another?

We don’t make any referral fee for directing people in our direction. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Is it the case that all New Beckenham conveyancers on every lender conveyancing panel?

The Lexsure search tool on this page may be of use or you can drop into your high street bank branch in New Beckenham. the probability is that they will be in a position to suggest some approved conveyancing solicitors in New Beckenham