I do hope you can assist me. My Croydon lawyer is advising me that she is duty bound toconduct Croydon conveyancing searches asthe firm are on the HSBCsolicitor panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Croydon conveyancing searches.

Can you explain why leasehold purchase conveyancing in Croydon costs more?

In short, leasehold conveyancing in Croydon and elsewhere usually necessitates more due diligence compared to freehold transactions. This includes lease investigation, corresponding with the landlord concerning the service of appropriate notices, procuring up-to-date service charge and management information, obtaining the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

Should our solicitor be making enquiries regarding flooding as part of the conveyancing in Croydon.

Flooding is a growing risk for conveyancers dealing with homes in Croydon. There are those who buy a house in Croydon, completely expectant 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 get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, however there are a number of checks that can be carried out by the purchaser or by their conveyancers which can give them a better understanding of the risks in Croydon. The standard property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to determine whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a buyer could commence a legal claim for losses as a result of such an inaccurate response. A buyer’s solicitors may also carry out an environmental report. This will indicate if there is a recorded flood risk. If so, additional inquiries will need to be initiated.

I'm purchasing my first flat in Croydon benefiting from help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not reveal to my solicitor about this extras as it could adversely affect my mortgage with Halifax. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Croydon is where the house is located. Can you offer any advice?

Flying freeholds in Croydon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Croydon you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Croydon may decide 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 property.