Am I correct in assuming that the fact that my conveyancer in Barking is not on my bank's conveyancing panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Barking conveyancing firm and ask them why they are no longer on the approved list for your bank.

I am about to complete buying a property in Barking but as a result of damage from the recent storms I have was able negotiate reparation from the seller of £3k taking the form of a deduction in the price. This was going to be addressed as part of the conveyancing process however Skipton will not agree to this. Why were they notified?

The conveyancer that is on the Skipton conveyancing panel is required to inform Skipton of any amendments to the purchase price. If you were to refuse your lawyer to report the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancer for your conveyancing in Barking.

Will our lawyer be asking questions about flooding during the conveyancing in Barking.

The risk of flooding is if increasing concern for lawyers dealing with homes in Barking. Some people will buy a house in Barking, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Barking. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a buyer may issue a claim for damages stemming from an misleading answer. A purchaser’s conveyancers may also conduct an environmental search. This will reveal whether there is any known flood risk. If so, more detailed inquiries should be conducted.

The estate agent has sent us the confirmation of our purchase of a new build flat in Barking. 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 is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Barking

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I am purchasing a flat with all finances in place. I have provided solicitor with 2 distinct proof of photographic identification, bank statement, multiple utility bills. Now he requires a copy from a probate lawyer stating that the funds are in place and that it has come from inheritance and not via illegitimate means.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Barking conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.