My partner and I are nearing an exchange on a property in Lower Clapton and my parents have transferred the ten percent deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my conveyancing practitioner needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

The solicitor is duty bound to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.

My wife and I have arranged the release of further funds on our mortgage from Co-operative as we want to conduct a loft conversion to our property in Lower Clapton. Do we need to select a nearby Lower Clapton solicitor on the Co-operative conveyancing panel to deal with the legals?

Co-operative do not ordinarily appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

I am expecting a AIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Lower Clapton solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Lower Clapton solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

Intending to buy a maisonette in Lower Clapton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lower Clapton conveyancer is on the Clydesdale conveyancing panel.

Will my conveyancer be making enquiries about flooding during the conveyancing in Lower Clapton.

Flooding is a growing risk for solicitors carrying out conveyancing in Lower Clapton. There are those who acquire a house in Lower Clapton, 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, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Lower Clapton. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine whether the premises has ever been flooded. If the residence has been flooded in past which is not disclosed by the vendor, then a buyer may commence a legal claim for losses as a result of such an misleading answer. The purchaser’s lawyers may also commission an environmental search. This should reveal whether there is any known flood risk. If so, more detailed inquiries will need to be made.

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

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property 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…’

I am looking to purchase a repression flat in Lower Clapton and the vendor require completion within a week. Do property lawyers meet that timeframe? Am I best advised to use a local Lower Clapton firm or an online firm that advertises to offer speedy conveyancing?

Attend your Lower Clapton shopping parade. Pop in to two or three solicitor’s offices and ask to see a conveyancing solicitor for a quote. Discuss your situation and seek a commitment on time frames. Select the firm that appears most efficient. You need to choose a conveyancing practitioner on the panel of property lawyers approved by your bank.