Find a Lender-Approved Local Conveyancer in Thamesmead

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap online firm”! Go local - instruct a conveyancing solicitor in Thamesmead

5 reasons to let us help you select a high street conveyancing solicitor in Thamesmead

  • 1 This site is the first site that enables you the ability to check that your conveyancing in Thamesmead will be carried out by a law firm on your bank conveyancing panel.
  • 2 Thamesmead property lawyers have a crucial edge when it comes to Thamesmead conveyancing as they have important local knowledge of local authority requirements, planning policies and other matters that can impact your sale or purchase
  • 3 Personal touch and a wealth of experience are key benefits that you should look for when choosing conveyancing solicitors. Thamesmead home moves can be made significantly more protracted as a result of poor communication between all the parties. The lawyers we work with ensure that communication channels are open and act on arising issues and developments expeditiously.
  • 4 Thamesmead conveyancer are the key to a successful Thamesmead conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 5 Thamesmead property lawyers work in partnership with Thamesmead estate agents, house builders, surveyors, banks and other professionals to make sure that the highest level of service is offered to buyers and sellers every step of the way, with the intention of reducing administrative burdens and transaction times

Examples of recent conveyancing in Thamesmead since June 2025*

Recently asked questions about conveyancing in Thamesmead

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.

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Residential Landlord and Tenant Conveyancing solicitors in Thamesmead

The firms listed below are a small selection of solicitors in Thamesmead specialising in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Terms and conditions of tenancy agreements

  • Bloomfield Solicitors, The Thames Innovation Centre, 2 Veridion Way, Erith, Kent, DA18 4AL
  • Toltops Solicitors, 41 Manton Road, Greenwich, London, London, SE2 0JE
  • Margaret Olusegun, 3 The View, London, Bexley, SE2 0DX
  • Aa & Co Solicitors, 60 A Plumstead High Street, Plumstead, London, SE18 1SL
  • A O & Associates Solicitors, 51 Lakedale Road, London, London, SE18 1PR

Residential Licensed Conveyancers in Thamesmead regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Thamesmead but also conveyancing across England and Wales.
  • Cain Associates Llp, 297 The Broadway, DA6 8DG
  • Suriya & Douglas, Suite B, 7th Floor, Charter House, IG1 1UF
  • T J Ball & Company, 49 Leytonstone Road, E15 1JA

Planning law solicitors in Thamesmead regulated by the Solicitors Regulation Authority

The practices listed below are a non-comprehensive list of solicitors in Thamesmead specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including applications about listed buildings and conservation areas
  • Apex Law Llp, 3 The Pantiles, Bexleyheath, Kent, DA7 5HH
  • Hadfield & Co, 1 Central Avenue, Welling, Kent, DA16 3AX
  • Abdullah Solicitors, 56 Mansfield Road, Ilford, Essex, IG1 3BD
  • Kenneth Elliott & Rowe, Enterprise House, 18 Eastern Road, Romford, Essex, RM1 3PJ
  • Kenneth Elliott And Rowe Llp, Enterprise House, 18 Eastern Road, Romford, Essex, RM1 3PJ

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.