Finally the sale completed on my house in Bedford Park last April yet the purchaser is telephoning every few hours to moan that their solicitor is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?

After completion of your house sale your conveyancer is duty bound to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where appropriate, your solicitor should also evidence that the home loan has been repaid to the buyers lawyers. There are no post completion procedures peculiar conveyancing in Bedford Park.

Will our lawyer be asking questions concerning flooding as part of the conveyancing in Bedford Park.

Flooding is a growing risk for solicitors dealing with homes in Bedford Park. Plenty of people will buy a property in Bedford Park, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Bedford Park. The standard information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover if the premises has suffered from flooding. In the event that the premises has been flooded in past and is not revealed by the owner, then a buyer could issue a legal claim for losses stemming from an inaccurate reply. The purchaser’s lawyers will also conduct an environmental search. This will disclose whether there is a recorded flood risk. If so, additional investigations should be initiated.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who dealt with the conveyancing in Bedford Park 5 years ago no longer exist. What are my next steps?

In today’s world there are copies made of almost everything, and your lawyer should be aware exactly where to locate all the appropriate paperwork so you can buy or sell your property without a hitch. Where copies can’t be found, your solicitor can put in place insurance or indemnities against possible claims on your premises.

I am buying a new build house in Bedford Park with a loan from Lloyds TSB Bank. The developers would not move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my conveyancer about the deal as it may put at risk my mortgage with Lloyds TSB Bank. Is this normal?.

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.

Why do Bedford Park conveyancing fees are higher for leasehold and freehold properties?

There is always more work necessary for leasehold conveyancing. Bedford Park has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.