I have recentlybecome aware that Action Conveyancing have closed. They carried out my conveyancing in North Cheam for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of North Cheam conveyancing specialists.

I am buying a new build house in North Cheam with a mortgage from Yorkshire Building Society. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not reveal to my lawyer about the side-deal as it will impact my loan with the bank. 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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. North Cheam is where the house is located. Can you shed any light on this issue?

Flying freeholds in North Cheam are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Cheam you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Cheam may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Do I need to be concerned that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street North Cheam conveyancing company?

As is the case with lots of service providers, often referrals from relatives can be extremely useful or valuable. Yet there are lots of parties with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders may suggest conveyancers to instruct. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the endorsement. You are free to choose your own conveyancer. Don't forget that most banks specify a panel list of conveyancers you must use for the lender related work in your house move.

Is there an average legal costs for conveyancing in North Cheam?

The average fee last year for conveyancing in North Cheam was just under one thousand five hundred pounds not including Stamp Duty and Land Registry fees.