We wanted to use a conveyancing solicitor in Seven Kings for our house purchase. Our broker has since advised us that our mortgage company won't deal with them. Surely this is unduly restrictive?

A bank will insist on an approved conveyancer act for it. Borrowers are liable to bear the charges for this. Do use our search facility to select a solicitor to conduct conveyancing in Seven Kings on the conveyancing panel.

Will my conveyancer be making enquiries concerning flooding as part of the conveyancing in Seven Kings.

Flooding is a growing risk for lawyers dealing with homes in Seven Kings. Plenty of people will acquire a house in Seven Kings, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory 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 qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the purchaser or by their conveyancers which can figure out the risks in Seven Kings. The conventional set of information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer could bring a legal claim for losses as a result of such an inaccurate reply. A purchaser’s solicitors may also commission an environmental report. This will higlight if there is a recorded flood risk. If so, additional inquiries should be initiated.

I'm buying a new build house in Seven Kings benefiting from help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my lawyer about this deal as it could adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I was pointed in your direction by two or three local property agents in Seven Kings to get a quote from a solicitor on your site. Is there a financial incentive for Estate Agents to recommend your site over alternative conveyancing organisations?

We don’t make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

In scouring the web for the words on line conveyancing in Seven Kings it shows results of many solicitorsin the area. How do I determine which is the suitable solicitor for purchase transaction?

The best method of seeking the right conveyancer is via personal recommendation, so seek the counsel of friends and family who have purchased a property in Seven Kings or the respected estate agent or mortgage broker. Fees for conveyancing in Seven Kings differ, so it's sensible to secure at least four estimates from different law firms. Be sure to seek confirmation that the charges are guaranteed not to rise.