As a FTB what is the most important advice you can give me regarding purchase conveyancing in Essex?

Not many law firms shout this from the rooftops but conveyancing in Essex and elsewhere in is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the ownership transfer. For instance, the vendor, property agent and even potentially the mortgage company. Selecting a law firm for your conveyancing in Essex an important selection as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to act in your best interests and to protect you.

Sometimes a third party with a vested interest may try and persuade you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your mortgage broker may tell you to do take action that is contrary to your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

A relative informed me that in purchasing a property in Essex there may be a number of restrictions preventing external alterations to the property. Is this right?

There are anumerous of properties in Essex which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Essex should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Essex solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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 was told four weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Essex is approved on their conveyancing panel? have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Essex differ for newly converted properties?

Most buyers of new build residence in Essex approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Essex tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Essex or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Essex is where the house is located. What do you suggest?

Flying freeholds in Essex are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Essex you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Essex may determine 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 premises.

How easy is it to swap solicitor as I have to choose one who is on the conveyancing list. I hired a family conveyancing solicitor in Essex five minutes from me but she is not approved by

We will our best to assist in finding you a conveyancing solicitor in Essex on the panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Essex. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Essex.