It is 10 years ago since I bought my home in East Beckton. Conveyancing solicitors have just been instructed on the sale but I can't track down my deeds. Is this a problem?

You need not be too concerned. First the deeds may be retained by the mortgage company or they may still be with the solicitor who handled your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in East Beckton relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather instruct a specialised conveyancing solicitor in East Beckton?

Do check but the chances are that allocate you one of their panel lawyers should you want the "fee-free" incentive. Contact the mortgage company to see if they allow a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in East Beckton.

I am buying a property in East Beckton. One unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Virgin Money your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not limited to East Beckton.

I am currently in the process of buying my council flat in East Beckton. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

After shopping around on the internet I have found a East Beckton lawyer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your East Beckton postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in East Beckton.

I'm purchasing a new build house in East Beckton with a loan from Clydesdale. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent told me not to tell my lawyer about this deal as it will impact my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

What is the difference between surveying and conveyancing in East Beckton?

Conveyancing - in East Beckton or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the seller to fix the defects before you move in.