I require conveyancing for a flat in a fairly new development (6 years old) in Thamesmead. The vast majority the properties are already occupied. Do I need carry out the local searches as part of conveyancing in Thamesmead?

Where you are obtaining a mortgage, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Thamesmead conveyancing searches are for you to decide upon. Your lawyer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Thamesmead.

We are buying a victorian detached house in Thamesmead. We would like to an extension at the rear at the house.Will the conveyancing process involve enquiries to ascertain if these alterations are allowed?

Your property lawyer should review the registered title as conveyancing in Thamesmead can on occasion reveal restrictions in the title documents which prevent certain alterations or necessitated the permission of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.

The formalities of my remortgage has taken place for my property in Thamesmead. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Intending to buy a house in Thamesmead. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thamesmead is on the conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Thamesmead. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Thamesmead

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Due to the advice of my in-laws I had a survey completed on a property in Thamesmead prior to retaining solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders tend not give a mortgage on such a property.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Thamesmead. Conveyancing may be slightly more expensive based on your lender's requirements.

We are thinking of appointing a web based rather than a Thamesmead conveyancing practice. Any advice?

There are advantages of having the option visit a local Thamesmead conveyancing solicitor such as

• signing documents on short notice
• often being able to speak to someone face-to-face can make a huge difference, particularly for non-standard transactions
• the ability to complain if things go pear-shaped

When analysing estimates, look carefully for hidden extras. Most decent Thamesmead high street solicitors give an all-inclusive figure. Often online companies appear to offer cheap fees, but have hidden 'extras' in the in the terms and conditions.