Am I correct in assuming that the fact that my solicitor in Lower Clapton is not identified on my bank's conveyancing panel that there is a problem with the standard of her work?

That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Lower Clapton conveyancing practice and enquire why they are no longer on the approved list for your lender.

I am purchasing a terraced house in Lower Clapton. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Lower Clapton you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Lower Clapton.

I can see plenty of here concerning conveyancing in Lower Clapton but what is your top tip for choosing the right conveyancer in Lower Clapton

Do not opt for the lowest Lower Clapton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Completion of my purchase has taken place for my property in Lower Clapton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being pedantic. The Lower Clapton solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am downsizing from our property in Lower Clapton and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Lower Clapton lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Lower Clapton. Having lived in Lower Clapton for six years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Lower Clapton conveyancing firm to help?

You certainly can. We are happy to put you in touch with a Lower Clapton conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Lower Clapton property is 104 Nightingale Road in May 2009. The Tribunal's Decision is that the premium torbe paid for the enfranchisement in this case is £112,174 This case affected 10 flats. The number of years remaining on the existing lease(s) was 71.25 years.

When it comes to leasehold conveyancing in Lower Clapton what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Lower Clapton. All leases are unique and drafting errors can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Barnsley Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.