I instructed a high street firm for my conveyancing in Croydon today. Upon checking the small print I seeI am responsible for charges even where the transaction does not complete. Should I ditch them and choose an on-line conveyancing brokerage who offer no move no charge conveyancing in Croydon?

It is usually a trade off in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be uplifted to offset those conveyances that do not go ahead. You should be mindful that these arrangements rarely protect you from expenses for instance Croydon conveyancing search fees.

My husband and I are purchasing a 3 bedroom apartment in Croydon with a loan from .We use our Croydon conveyancing practitioner but informed us her practice is not listed on their approved list of member firms. We have to appoint a panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that use our lawyer?

No, not really. The home loan issued to you contains various provisions, a common one being that conveyancers must be on the conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for

I am buying a new build house in Croydon with a mortgage from . The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it will adversely affect my loan with . Do I keep my lawyer in the dark?.

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.

How do I identify a Croydon solicitor on the conveyancing panel? I have a car and am willing to travel upto 20kilometers to meet the solicitor.

Feel free to make use of the tool on this page. Please pick a mortgage company and your location and you will see a number of Croydon conveyancing lawyers located nearest you. We have detailed some Croydon conveyancing firms towards the end of this page and you can call them to check if they are on the panel

I invested in buying a leasehold flat in Croydon, conveyancing having been completed in 1995. How much will my lease extension cost? Corresponding flats in Croydon with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 50

With just 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.