In the event thatI was to buy a simple residential propertyin St Paul's Cray mortgage fee and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in St Paul's Cray?

Any savings you would achieve will be limited to the St Paul's Cray conveyancing searches. A conveyancing practitioner still got to do everything else - money laundering, communicating with your sellers conveyancing practitioner, SDLT submission, register the ownership etc. A slight saving might be made by not having to register a mortgage however it won't be a lot.

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in St Paul's Cray. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 3/11/2025, the requirements read as follows :

I am due to move home in January. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in St Paul's Cray. Conveyancing solicitor was found prior to coming across this site.

On the day of completion you can collect the house keys from the selling agent but this should only happen when the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be released. You will need to advise the removal men that they can start moving you in. We are not in a position to suggest a specific removal company but can assist you in choosing a residential property solicitor in St Paul's Cray or a lawyer that specialises in conveyancing in St Paul's Cray.

Is it correct that all St Paul's Cray CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved solicitors?

Some major lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

We previously instructed conveyancing lawyers based in St Paul's Cray on the Coventry BS solicitor approved list. They are now charging me a supplemental charge for handling the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. The charge is not set by Coventry BS but by your St Paul's Cray solicitor. Plenty of firms on the Coventry BS panel will levy ’dealing with mortgage’ fee and others do not.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial property in St Paul's Cray?

Many commercial conveyancing solicitors in St Paul's Cray will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in St Paul's Cray. 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 St Paul's Cray.

For each commercial conveyancing transaction in St Paul's Cray it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to St Paul's Cray commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in St Paul's Cray.

I'm purchasing my first flat in St Paul's Cray with the aid of help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my conveyancer about this side-deal as it could jeopardize my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.