Is there a search tool that I can use to find out if the solicitor conducting my conveyancing in Essex is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus paying £187.00 plus VAT in further legal charges.

You should take advantage of the find a lender approved solicitor tool on this page. Pick the lender and type ‘Essex’ or your preferred area and you will discover numerous solicitors located in Essex or nearest you.

I am the single beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Essex. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I do know about the CML six month 'rule', meaning my property ownership may be treated the same way as though I had purchased the property in June. Do I have to wait half a year to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most banks would take a pragmatic view as this clause is chiefly there to identify the purchase and immediately sell or the wholesaling and assigning of property.

Is it correct that all Essex CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved practices?

A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership 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 solicitors wishing to join their panels.

Is there a list of UBS panel conveyancers in Essex on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few banks make their panel listings open the public online. If you are seeking to appoint a Essex conveyancing practitioner on the UBS please use our facility.

Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Essex?

Many commercial conveyancing solicitors in Essex will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Essex. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Essex.

For each commercial conveyancing transaction in Essex it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Essex commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Essex.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Essex is where the house is located. Can you offer any assistance?

Flying freeholds in Essex are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Essex 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 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 residence.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.