We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to use a Clapton based conveyancing firm?

You should check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" deal. Contact the mortgage company and ask if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Clapton.

Should our conveyancer be asking questions about flooding during the conveyancing in Clapton.

Flooding is a growing risk for conveyancers specialising in conveyancing in Clapton. Some people will buy a house in Clapton, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Clapton. The standard completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out whether the property has ever been flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may commence a claim for damages as a result of such an misleading answer. A buyer’s solicitors should also commission an enviro search. This will higlight whether there is any known flood risk. If so, further inquiries will need to be made.

Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who handled the conveyancing in Clapton 4 years ago are no longer around. What do I do?

In today’s world there are copies made of almost everything, and your solicitor should be aware precisely where to find all the appropriate paperwork so you may buy or sell your property without a hitch. If copies can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.

I am purchasing a new build house in Clapton with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my lawyer about the deal as it may impact my mortgage with Bank of Ireland. 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.

My company is hoping to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering no-sale-no charges for commercial conveyancing in Clapton for below £1,200?

We can recommend firms who host a wealth of experience of commercial conveyancing in Clapton, including the disposal and acquisition of businesses as well as simply property. If you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right solicitor. Regarding the fees these will vary based on the structure and nuances of the deal. Let us have your details or call so as to enable us to supply you with a fixed commercial conveyancing calculation.