A loan agreement from Santander for the refinancing of my 2 bedroom apartment is expected within the next few days. Are you able to put forward a low cost conveyancing solicitor in Hammersmith?

You have arrived at the wrong place to search for a cheap conveyancing solicitors in Hammersmith. Our goal is to offer affordable conveyancing but we do not advertise as being the cheapest. Do not be seduced by brokers teasing you with £99 conveyancing in Hammersmith. At best, in deciding on low cost conveyancing, you will receive what you pay for and at worst it will result in you paying a lot in additional fees and still not get the service you were looking for.

Why do I have to pay up front for my conveyancing in Hammersmith?

If you are buying a property in Hammersmith your solicitor will ask you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the down payment is as part of the sale price then this should be required shortly ahead of contracts are exchanged. The closing balance that is due should be transferred a couple of days prior to the day of completion.

Do the Building Society Association intend to launch a online directory to to identify practices on the Darlington Building Society conveyancing panel for instance in Hammersmith?

We have not been informed any plans on the part of the BSA to promote such a search facility.

I am buying my first flat in Hammersmith with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the deal as it will affect my loan with The Mortgage Works. 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.

We're novice buyers - agreed a price, but the property agent has warned us that the seller will only issue a contract if we appoint their preferred lawyers as they want an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Hammersmith

We suspect that the seller is unaware of this ultimatum. If they want ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your preferred Hammersmith conveyancing lawyers - rather thanthose that will give their negotiator at the agency a introducer fee or hit his conveyancing targets pre-set by corporate headquarters.