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

Where you are retaining lawyers for conveyancing in Spitalfields your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. Normally this is called for to cover the fees of the conveyancing searches. When the deposit is as part of the total price then this should be required immediately ahead of exchange of contracts. Any further balance that is due should be sent to your lawyer shortly before completion.

This question may be naive but I am unexperienced as FTB of a two bedroom flat in Spitalfields. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Spitalfields?

On the day of completion you do not need to go to the conveyancers office in Spitalfields. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

I'm the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Spitalfields. The Spitalfields property was put into my name in December. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in December. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view banks take of it, depend on the mortgage company as this clause is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.

I am selling my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Spitalfields solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Spitalfields?

Many commercial conveyancing solicitors in Spitalfields will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Spitalfields. The report provides definitive information 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 Spitalfields.

For every commercial conveyancing transaction in Spitalfields it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Spitalfields commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Spitalfields.

My husband and I are one month into a freehold purchase having been recommend to conveyancers by the estate agent to carry out the conveyancing in Spitalfields. I am am starting to be frustrated with the level of service. Can you help me find new solicitors?

They would have to be really poor to suggest changing them. Has the mortgage offer been generated? If so you will need to inform them of the new solicitor and ensure the loan are re-sent. Your conveyancer should be on the mortgage company panel to avoid escalating expenses and complications. That should be your first question of the new lawyers. Our search tool can help you find a bank approved lawyer for your home move in Spitalfields

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.