I am in the market for a low cost property lawyer. Do I opt for an online conveyancer or a local Upper Clapton conveyancing lawyer?

Existing third party connections is an important consideration when appointing conveyancing lawyers. Upper Clapton conveyancers benefit from long term relationships with financial advisers and estate, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Hosting years of experience in the local area is also a plus .

I am the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Upper Clapton. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as if I'd bought the house in July. Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most lenders would take a pragmatic view as this requirement is chiefly there to capture the purchase and immediately sell or the flipping of properties.

Are all Upper Clapton Conveyancing Quality Solicitors on the Barclays conveyancing panel?

A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

After what seems like an age I have had an offer on a maisonette in Upper Clapton agreed to, the sellers do nevertheless have a connected purchase. The vendors have offered on a flat, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Upper Clapton. What do I do now? When should I get the mortgage application with TSB started?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Upper Clapton conveyancing search charges, etc). First, you must ensure that your conveyancer is on the TSB approved list. As to the next stages this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a hot market many home buyers will apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they ask their property lawyer to press on with the conveyancing in Upper Clapton.

How can the Landlord & Tenant Act 1954 impact my commercial offices in Upper Clapton and how can your lawyers assist?

The particular law that you refer to gives a safeguard to business leaseholders, granting the right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Upper Clapton

In my capacity as executor for the estate of my uncle I am disposing of a residence in Newport but reside in Upper Clapton. My lawyer (based 200 miles from meneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Upper Clapton to attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Upper Clapton

I dont have enough spare money to pay a 10% deposit on my flat purchase in Upper Clapton , but I am anxious proceed. Do I have options?

One option is to try and accept a smaller deposit. Most vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second