I am buying a maisonette in Walham Green. My property lawyer is not on the bank conveyancing list. Can I still continue with my Walham Green conveyancing solicitor even though they are not on the lender approved list?

One must use a property lawyer to deal with the formalities when you require a mortgage to buy your home. They will carry out all the essential legal checks on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage documentation is in order. You can instruct a Walham Green conveyancer of your choice. Nevertheless, if the conveyancer appointed is not on the bank approved list supplemental charges will be levied as separate legal representation will be need by the bank. Bank panel applications can be submitted, so where your lawyer has not historically applied for membership they can do so.

We are acquiring our first home. Our lawyer has contact usto ask if we want to take out additional conveyancing searches. As novices we in the dark as to what's needed for conveyancing in Walham Green

The extent of Walham Green conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What is important is that you properly comprehend what information the searches could give you. Then you can decide if you personally think you need that search. Should you be uncertain, ask your lawyer to provide guidance.

It is a dozen years since I purchased my property in Walham Green. Conveyancing solicitors have just been appointed on the sale but I can't find the deeds. Is this a major issue?

You need not be too concerned. Firstly there is a possibility that the deeds will be retained by the lender or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Walham Green involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.

Will my solicitor be making enquiries about flooding during the conveyancing in Walham Green.

Flooding is a growing risk for conveyancers specialising in conveyancing in Walham Green. Some people will purchase a property in Walham Green, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous searches that can be initiated by the buyer or by their solicitors which can give them a better appreciation of the risks in Walham Green. The standard completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a buyer could commence a legal claim for losses as a result of such an incorrect answer. A purchaser’s conveyancers should also commission an enviro search. This will higlight if there is any known flood risk. If so, additional investigations should be conducted.

Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Walham Green I like with open areas and station nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Walham Green for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease may be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.