I am selling my ground floor flat in Kingsland and the estate agent has just e-mailed to advise that the purchasers are swapping law firm. The excuse is that the bank will only deal with property lawyers on their approved list. Why would a big named lender only engage with certain solicitors rather the firm that they want to choose for their conveyancing in Kingsland ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

Will our solicitor be raising questions about flooding during the conveyancing in Kingsland.

Flooding is a growing risk for conveyancers conducting conveyancing in Kingsland. Some people will acquire a property in Kingsland, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Kingsland. The standard property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to determine if the premises has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a buyer could bring a compensation claim stemming from an inaccurate answer. A purchaser’s solicitors should also conduct an enviro search. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be made.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who conducted the conveyancing in Kingsland 10 years ago no longer exist. What are my next steps?

Gone are the days when you need to have the physical original deeds to evidence that you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.

I am buying a new build flat in Kingsland. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Kingsland

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I need to find a mortgage company panel solicitor in Kingsland. Could you help me?

Unfortunately it’s not apparent why you need a Kingsland panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Kingsland are on their panel . If you do find such a firm in Kingsland not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site