I am acquiring a leasehold flat in Victoria Docks. My lawyer is not listed on the mortgage company approved list. Is it possible for me to appoint my Victoria Docks conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?

Your options include

• Complete the deal with your existing Victoria Docks conveyancing practitioner but your mortgage company will undoubtedly use a conveyancing practitioner on their approved list. The net result is additional fees together with probable frustration.
• Choose a fresh solicitor to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Convince your lawyer to do everything within their powers to join the lender’s conveyancing panel

Last August we completed a house move in Victoria Docks. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out for conveyancing in Victoria Docks?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Victoria Docks. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a form known as a Seller’s Property Information Form. answers proves to be incorrect, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Victoria Docks.

I am purchasing a new build house in Victoria Docks with a loan from Bank of Ireland. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my solicitor about the side-deal as it would affect my loan 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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Victoria Docks is the location of the property. What do you suggest?

Flying freeholds in Victoria Docks are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Victoria Docks you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Victoria Docks may decide 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.

Is it best to use a Victoria Docks conveyancing solicitor based in the location that I am buying? We have a good friend who can deal with the legal work but her office is 200miles drive away.

The primary upside of using a local Victoria Docks conveyancing practice is that you can drop in to execute paperwork, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and they were happy that should outweigh using an unfamiliar Victoria Docks conveyancing lawyer solely due to them being round the corner.