Much to our surprise we have been informed by our IFA that my Lower Clapton lawyer is not on the bank Conveyancing panel. How can I be sure whether this is correct?

You need to call your Lower Clapton conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Lower Clapton conveyancing firm that is on the conveyancing panel for your lender.

I happen to be the only beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Lower Clapton. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in November. Is the property unsalable for six months?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view banks take of it, depend on the bank as this obligation principally exists to identify subsales or the quick reselling of property.

is it true that all Lower Clapton solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Lower Clapton solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.

Just had an offer accepted on a new build flat in Lower Clapton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Lower Clapton

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.

I decided to have a survey done on a house in Lower Clapton prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not grant a loan on such a property.

It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lower Clapton. Conveyancing may be slightly more expensive based on your lender's requirements.

As co-executor for the will of my father I am disposing of a property in Neath but I am based in Lower Clapton. My conveyancer (based 300 miles awayneeds me to execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Lower Clapton to witness this legal document for me?

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