My wife and I are refinancing our flat in Snaresbrook with . We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have a couple of questions (1) Is this document specific to the conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to . This is solely used to protect if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Should my conveyancer be making enquiries regarding flooding as part of the conveyancing in Snaresbrook.

Flooding is a growing risk for solicitors dealing with homes in Snaresbrook. Plenty of people will buy a house in Snaresbrook, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, but there are a number of checks that may be initiated by the purchaser or by their conveyancers which will figure out the risks in Snaresbrook. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover if the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer could bring a compensation claim as a result of such an misleading response. The buyer’s lawyers will also order an enviro report. This will disclose if there is a recorded flood risk. If so, more detailed inquiries should be conducted.

How does conveyancing in Snaresbrook differ for newly converted properties?

Most buyers of new build or newly converted property in Snaresbrook come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Snaresbrook usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Snaresbrook or who has acted in the same development.

I opted to have a survey carried out on a house in Snaresbrook ahead of retaining lawyers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some lenders will refuse to grant a loan on such a home.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Snaresbrook. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to retain a conveyancing solicitor for leasehold conveyancing in Snaresbrook. I happened to chance upon a site which appears to be the ideal solution If it is possible to get all this stuff done via email that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?