My husband and I are approaching an exchange on a property in Waltham Abbey and my mum and dad have transferred the 10% deposit to my conveyancer. I am now informed that as the deposit has not arrived from me my conveyancer needs to disclose this to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

The conveyancer is duty bound to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

Is there a list of Co-operative panel solicitors in Waltham Abbey on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible online. If you are in need of a Waltham Abbey conveyancer on the Co-operative please make the most of our tool.

We had appointed conveyancing lawyers located in Waltham Abbey on the Principality solicitor panel. They are now charging me a further amount for the legal aspects of the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by Principality but by your Waltham Abbey lawyer. Numerous firms on the Principality panel will charge an ‘acting for lender’ fee and others do not.

My fiancee and I are in the process of looking at flats in Waltham Abbey and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with TSB.

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.

Will my conveyancer be raising questions about flooding during the conveyancing in Waltham Abbey.

Flooding is a growing risk for solicitors conducting conveyancing in Waltham Abbey. Some people will buy a property in Waltham Abbey, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a various checks that may be initiated by the buyer or by their solicitors which should figure out the risks in Waltham Abbey. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine if the premises has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could issue a compensation claim stemming from an incorrect reply. The purchaser’s lawyers may also commission an environmental search. This will indicate whether there is a recorded flood risk. If so, additional investigations should be conducted.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Waltham Abbey is where the house is located. What do you suggest?

Flying freeholds in Waltham Abbey are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Waltham Abbey you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waltham Abbey may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

We're novice buyers - agreed a price, yet the property agent informed us that the owners will only proceed if we use their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Waltham Abbey

We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to use your own,trusted Waltham Abbey conveyancing solicitors - not the ones that will earn their estate agent a commission or meet his conveyancing figures set by corporate headquarters.