Can you clarify what the consequences are if my solicitor is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Epping?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My bid for a property was accepted at auction in Epping. Conveyancing is needed. What is next?

Now that you have exchanged you will need to hire the services of a conveyancing practitioner as a matter of priority as you now have a fast approaching a fixed date to complete the deal. All auction property will ordinarily have a corresponding legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are organised to complete on the date specified in the contract.

Are all Epping Conveyancing Quality Solicitors on the UBS conveyancing list of approved practices?

It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I am selling my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being problematic. The Epping solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing my first flat in Epping with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my conveyancer about the extras as it could adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 am looking for a ground for flat up to £245,000 and identified one round the corner in Epping I like with open areas and transport links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Epping for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

Can you offer any advice when it comes to choosing a Epping conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Epping conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Epping conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

Can they put you in touch with clients in Epping who can give a testimonial? What are the costs for lease extension conveyancing?

I am the registered owner of a split level flat in Epping, conveyancing formalities finalised February 2007. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Epping with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease finishes on 21st October 2100

With only 75 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.