As someone unfamiliar with the Clapton conveyancing process what’s your top tip you can give me for the legal transfer of property in Clapton

You may not hear this from too many lawyers but conveyancing in Clapton and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the home moving process. For instance, the vendor, estate agent and sometimes the bank. Appointing a solicitor for your conveyancing in Clapton an important selection as your conveyancer is your adviser, and is the ONE party in the process whose role it is to act in your legal interests and to keep you safe.

Sometimes a third party with a vested interest may attempt to persuade you that it is in your interests to do things their way. For example, the property agent may claim to be assisting by suggesting your conveyancer is slow. Or your mortgage broker may try to convince you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

we are a couple who are buying a purpose built flat in Clapton with a mortgage from Norwich and Peterborough Building Society.We would like to retain our Clapton conveyancing practitioner but Norwich and Peterborough Building Society advised that she’s not listed on their approved list of firms. we are left little option but to use a Norwich and Peterborough Building Society panel lawyer or retain our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan issued to you contains terms and conditions, one of which will be that solicitors needs to be on the Norwich and Peterborough Building Society conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society

How does conveyancing in Clapton differ for new build properties?

Most buyers of new build or newly converted property in Clapton come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Clapton usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Clapton or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Clapton is where the house is located. Is there any guidance you can give?

Flying freeholds in Clapton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clapton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clapton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I have been sourcing a conveyancing lawyer in Clapton for my sale. Is there any facility to check a solicitor's record with the profession’s regulator?

Members of the public can search for documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.