Please explain the implications if my lawyer’s firm is removed from the Principality Solicitor panel ahead of completing my conveyancing in Lower Clapton?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I require fast conveyancing in Lower Clapton as I am faced with pressure to complete in less than one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?

If.Given you are not taking a home loan you have the choice not to have searches carried out although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Lower Clapton the following are examples of what can show up and therefore affect the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...

Are there restrictive covenants that are commonly identified as part of conveyancing in Lower Clapton?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lower Clapton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Just had an offer accepted on a new build apartment in Lower Clapton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Lower Clapton

Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Lower Clapton I like with open areas and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Lower Clapton in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan the shortness of the lease will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.