It is a dozen years since I purchased my home in Surrey Quays. Conveyancing solicitors have just been instructed on the sale but I am unable to find the title documents. Will this jeopardise the sale?

Don’t worry too much. First the deeds may be kept by your lender or they could stored with the conveyancers who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Surrey Quays involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

Forgive me if this question is silly but I am new to the home buying as FTB of a two bedroom flat in Surrey Quays. Do I collect the keys to the house on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Surrey Quays?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's solicitors, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being difficult. The Surrey Quays solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Surrey Quays solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Surrey Quays postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Surrey Quays.

Should commercial conveyancing searches disclose impending roadworks that may impact a commercial premises in Surrey Quays?

Many commercial conveyancing solicitors in Surrey Quays will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Surrey Quays. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Surrey Quays.

For each commercial conveyancing transaction in Surrey Quays it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Surrey Quays commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Surrey Quays.

I'm buying my first flat in Surrey Quays with a mortgage from Skipton Building Society. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not reveal to my lawyer about this extras as it may affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Hoping to buy a property located in Surrey Quays and I am already nervous. I couldn't find anything specific about Surrey Quays. Conveyancing will be needed in due course but do you know about the Surrey Quays area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Surrey Quays. In the meantime here are some basic statistics that we found