I was notified yesterday by my financial adviser that my Essex the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?
The best course of action for you to take is to contact your Essex conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Essex conveyancing practice that is on the conveyancing panel for your mortgage company.
My partner and I have just acquired a property in Essex. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted as part of conveyancing in Essex?
The query is vague as to the nature of the problems and if they are unique to conveyancing in Essex. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller answers a document referred to as a SPIF. If the information turns out to be inaccurate, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Essex.
We are buying a 4 bedroom semi-detached house in Essex. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to determine if these works are allowed?
Your solicitor will review the deeds as conveyancing in Essex can sometimes reveal restrictions in the title deeds which prohibit categories of works or need the permission of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
Can you point me to a directory of HSBC panel conveyancers in Essex on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings viewable on the web. Where you are looking for a Essex property lawyer on the HSBC please make the most of our facility.
At last I have had an offer on an apartment in Essex agreed to, the vendors do nevertheless have a connected purchase. The owners have offered on on an apartment, however it’s not yet tied up, and are looking at other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Essex. What do I do now? At what point do I apply for the mortgage with Clydesdale?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then valuation, Essex conveyancing search charges, etc). The first course of action is to ensure that your conveyancer is on the Clydesdale approved list. As to the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a hot market some home buyers will apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they request their conveyancer to press on with searches.
I used Action Conveyancing a few years ago for my conveyancing in Essex. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Essex of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build apartment in Essex. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Essex
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There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I'm converting the mortgage on my current property to a BTL loan with Bank of Scotland and intend to use the remaining equity as a down payment on a second house. The area we are talking about is Essex. Will your lawyers be able to act for both sets of banks and tie in the transactions?
Make use of our search tool on this site to be sure that the lawyers are on the appropriate lender panels. On the basis that they are your solicitor will be able to connect the two conveyancing matters but you should talk with you conveyancer and communicate your expectations and needs.