Last July we completed a house move in Ponders End. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been carried out for conveyancing in Ponders End?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Ponders End. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the process, a seller fills in a form known as a Seller’s Property Information Form. If the information is incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ponders End.

Finally the sale completed on my house in Ponders End last October but my buyer keeps e-mailing daily to say his solicitor needs to hear from mine. What should have happened now that I have sold?

After completion of your sale your solicitor is obliged to send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. If applicable, your solicitor must also confirm that the mortgage has been discharged to the buyers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Ponders End.

I have been referred to a conveyancing solicitor in Ponders End. I need to find out whether they are accepted on the Yorkshire Building Society approved list of lawyers. Can you assist?

You should call your solicitor and enquire whether they can act for the lender. Otherwise you can get in touch with Yorkshire Building Society who may be able to confirm.

The estate agent has sent us the confirmation of our purchase of a new build flat in Ponders End. Conveyancing is necessary evil 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 legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ponders End

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants.

We're new on the property ladder - had an offer accepted, but the estate agent told us that the owners will only issue a contract if we appoint their preferred conveyancers as they need a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Ponders End

It is improbable the sellers are behind this. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted Ponders End conveyancing lawyers - as opposed tothe ones that will earn the estate agent a referral fee or hit his conveyancing figures set by senior management.