We are purchasing our first house. The has e-mailedto check if we would like to order extra conveyancing searches. We are really unsure what's relevant for conveyancing in Maze Hill

The extent of Maze Hill conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What is important is that you adequately understand what information the searches could give you. You may then make a decision if you consider that you need that search. Should you be unsure, ask your to recommend.

Finally the sale completed on my house in Maze Hill last March but the buyer keeps SMS messaging daily to say her conveyancer is waiting to hear from mine. What should have happened now that I have sold?

Post completion of your house sale your solicitor should forward the transfer deeds and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer must also send confirmation that the legal charge in favour of the lender has been repaid to the buyers lawyers. There is unlikely to be post completion formalities just for conveyancing in Maze Hill.

There are numerous conveyancing solicitors in Maze Hill but how do I know who I should use?

Do not opt for the cheapest Maze Hill conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

is it true that all Maze Hill solicitor firms on the conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being a right pain. The Maze Hill solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are insisting on 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.

What does a local search inform me about the property I am purchasing in Maze Hill?

Maze Hill conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search plays a central role in most Maze Hill conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Maze Hill?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Maze Hill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’