We are about to sign contracts for a freehold house in Thamesmead. We encountered a snag. The loan offer with Godiva Mortgages Ltd expires on 10/11/2025 but the owners are suggesting a completion date of 12/11/2025. Is it possible to extend the mortgage expiry date?
The best person to deal with your concern is your solicitors who will assess if he or she is corresponding with the mortgage broker, seller’s conveyancers, property agents or possibly all parties based on the circumstances your conveyancing to date.
I have just over seventy years remaining on my lease and require a lease extension for my flat in Thamesmead. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 10/9/2025 the requirements read as follows :
What is your number one tip for finding a conveyancing solicitor in Thamesmead
Do not opt for the cheapest Thamesmead conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Have just purchased a probate house at auction in Thamesmead. Conveyancing is required. What is next?
Having exchanged you should instruct a conveyancing solicitor quickly as you now have a fast approaching a fixed date to complete the conveyancing. Every auction property should have a corresponding legal set of papers. This will likely include most,if not all of the documents that your conveyancer will need. If you have purchased leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to give this to the lawyer instructed by you ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
We had chosen solicitors based in Thamesmead on the Co-operative solicitor panel. They have just billed me an additional charge for dealing with the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. The charge is not dictated by Co-operative but by your Thamesmead conveyancing practitioner. Some firms on the Co-operative panel will charge an ‘acting for lender’ fee and others do not.
Will my solicitor be making enquiries concerning flooding as part of the conveyancing in Thamesmead.
Flooding is a growing risk for lawyers carrying out conveyancing in Thamesmead. There are those who buy a property in Thamesmead, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Thamesmead. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out if the property has historically flooded. If the residence has been flooded in past which is not disclosed by the owner, then a buyer could commence a compensation claim as a result of such an misleading response. A buyer’s lawyers may also order an enviro report. This should higlight whether there is a recorded flood risk. If so, additional inquiries should be carried out.
I am buying my first flat in Thamesmead benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my lawyer about the extras as it may jeopardize my mortgage with the bank. Should I keep quiet?.
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.
I need to instruct a conveyancing practitioner in Thamesmead for my home move. Is it possible to check a firm’s complaints history with the legal regulator?
Members of the public can find documented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.