My financial adviser has requested my Lower Clapton lawyer’ panel reference for the Santander conveyancing panel. What is the best way to obtain this. I have contacted my local Lower Clapton branch but they have not got back to me yet.

You are best placed to get this information from your Lower Clapton solicitor . Most Lower Clapton conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I am assisting my step-mother sell her flat in Lower Clapton. Will the conveyancing solicitor order an energy assessment or do I organise this?

Following the demise of HIPs, EPC’s was kept a required element of moving property. An energy performance certificate must be commissioned before the property is advertised. It is not a task that lawyers ordinarily arrange. If you are instructing a Lower Clapton conveyancing solicitor they may be willing to arrange energy assessments due to their contacts with long established Lower Clapton accredited person

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 July. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the property in July. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers 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. Some mortgage companies would take a pragmatic view as this provision is chiefly there to pick up on the purchase and immediately sell or the flipping of properties.

I'm at the point of looking at apartments in Lower Clapton and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Principality.

It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are obtaining a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.

It has been three months following my purchase conveyancing in Lower Clapton concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build flat in Lower Clapton. Conveyancing is daunting 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Lower Clapton

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.

My husband and I are FTB’s - had an offer accepted, yet the selling agent advised that the seller will only issue a contract if we appoint the agent's preferred solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Lower Clapton

It is improbable the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your preferred Lower Clapton conveyancing solicitors - as opposed tothe ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing thresholds set by corporate headquarters.