Am I correct in assuming that the fact that my conveyancer in Abbey Wood is not listed on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Abbey Wood conveyancing firm and ask them why they are no longer on the approved list for your bank.
It is a dozen years since I purchased my home in Abbey Wood. Conveyancing solicitors have now been appointed on the sale but I am unable to find my title deeds. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Abbey Wood relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Abbey Wood. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/6/2025, the requirements read as follows :
A relative advised me that if I am buying in Abbey Wood I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Abbey Wood conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Abbey Wood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Abbey Wood Education with maps and statistics, Local Amenities and other useful information about Abbey Wood.
3 months have elapsed following my purchase conveyancing in Abbey Wood concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
What is the reason for my property lawyer requiring various items of identification ahead of starting my conveyancing in Abbey Wood?
Abbey Wood property lawyers are duty bound by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML legislation to certify that the have verified the identity of their clients. It will also be a condition of your bank if you are taking a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and DOB.