The Ponders End conveyancing firm handling our Ponders End conveyancing has identified a difference between the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?

Your must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I have justbecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Ponders End for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ponders End conveyancing specialists.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Ponders End is the location of the property. Can you offer any advice?

Flying freeholds in Ponders End are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ponders End you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ponders End 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 residence.

In my capacity as executor for the estate of my aunt I am disposing of a residence in Cardiff but live in Ponders End. My solicitor (based 250 kilometers awayhas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Ponders End who can attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Ponders End

Am in the process of buying my first house in Ponders End. Conveyancing solicitor already selected. The mortgage adviser pointed out that a survey is not needed as the house was only built in 2001.

You would be best advised to undertake a Home Buyer's Report. As the premises was built more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. They will highlight any apparent problems and recommend further investigation if appropriate. Where there are any signs of material issues seek a full Building Survey from the beginning.