It is a dozen years since I bought my house in West Ham. Conveyancing solicitors have just been retained on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?

You need not be too concerned. First there is a possibility that the deeds will be retained by the lender or they may stored with the solicitor who acted in your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in West Ham relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

I'm purchasing a new build house in West Ham with a mortgage from . The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my lawyer about the extras as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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.

We are one month into a freehold purchase having been directed to conveyancers by the local agent to carry out the conveyancing in West Ham. We are not happy. Could you help me find new solicitors?

A lawyer would need to be very bad in order to consider changing them. Has your loan offer been generated? If so you will need to inform them of the replacement lawyer and get the offer are issued to the new lawyers. The solicitor ideally needs to be on the lenders approved list to avoid escalating fees and complications. So that should be your first question of the new lawyers. The search tool can help you find a lender approved solicitor for your home move in West Ham