We were about to choose a conveyancing solicitor in New Malden found using your comparison tool but have come across alternative estimates via the web appear less pricey – why is this?

You can find lots of solicitors marketing at first sight what seems to be extremely cheap conveyancing in New Malden. Our advice is to think long and hard about how important this transaction is to you that you are willing to be penny wise pound foolish with regard to the standard of the legal work. Many of them highlight a low quote as a headline but plant additional costs in the fine print..

I purchased a freehold property in New Malden yet charged rent, why is this and what is this?

It’s unusual for properties in New Malden and has limited impact for conveyancing in New Malden but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I happen to be the only beneficiary of my late mum's estate and I have everything in my name now, including the my former home in New Malden. The New Malden property was put into my name in July. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in July. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some lenders would take a sensible view as this provision is primarily there to capture subsales or the quick reselling of properties.

I had a mortgage agreed in principle with Nottingham. New Malden conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Nottingham?

Some lenders take longer than others. Have Nottingham done the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local New Malden solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your New Malden postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in New Malden.

I am purchasing a new build house in New Malden benefiting from help to buy. The sellers refused to budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my lawyer about the side-deal as it could affect my mortgage with Accord Mortgages Ltd. 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.

Given that I am about to spend £400,000 on a terraced house in New Malden I wish to talk to a conveyancer concerning thehouse move before instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your conveyancing in New Malden.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in New Malden should be the amount on the final invoice that you are charged.