We are soon to complete buying a house in Limehouse but as a consequence of wreckage from some water damage at the property I have was able negotiate reparation from the seller of £3k by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process yet Coventry BS will not permit this. Should they have been informed?

Any conveyancing practitioner being on a Coventry BS approved list is duty bound to inform Coventry BS of any variations to the sale price. If you were to refuse your conveyancing practitioner to report the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new property lawyer for your conveyancing in Limehouse.

Should our conveyancer be asking questions regarding flooding as part of the conveyancing in Limehouse.

Flooding is a growing risk for solicitors dealing with homes in Limehouse. There are those who purchase a house in Limehouse, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Limehouse. The standard property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to discover whether the premises has ever been flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could commence a legal claim for losses as a result of such an misleading answer. A buyer’s solicitors should also commission an environmental search. This should higlight if there is any known flood risk. If so, additional inquiries will need to be carried out.

Me and my brother own a semi-detached Edwardian house in Limehouse. Conveyancing solicitor represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Limehouse and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.

I have been recommended by a few estate agents in Limehouse to locate a property lawyer on your site. What’s the financial incentive for Estate Agents to recommend your services rather than a competitor’s?

We refuse to make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

As co-executor for the estate of my grandfather I am selling a property in Swansea but reside in Limehouse. My solicitor (who is 260 miles awayneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Limehouse to attest this legal document for me?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Limehouse