Some advice if I may. My Pitsea conveyancer is advising me that he has toorder Pitsea conveyancing searches asthe firm are on the Santandersolicitor panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Pitsea conveyancing searches.

I know that there are debates on Chancel Insurance on online forums. Do I need this when buying a property in Pitsea? or Apparently there is historic law that means some owners of property residing in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this appropriate for conveyancing in Pitsea?

Unless a prior purchase of the premises completed after 12 October 2013 you may expect solicitors delivering conveyancing in Pitsea to remain recommending a chancel search and or chancel repair liability insurance.

We're FTB’s - had an offer accepted, but the property agent informed us that the seller will only issue a contract if we instruct the agent's recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Pitsea

It is improbable the sellers are behind this. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Speak to the vendors direct and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Pitsea conveyancing lawyers - as opposed tothose that will earn their estate agent a kickback or meet his conveyancing thresholds demanded by senior management.

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

When appointing a property lawyer for your lease extension (regardless if they are a Pitsea conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Pitsea conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Pitsea who can give a testimonial?

I bought a 1st floor flat in Pitsea, conveyancing having been completed in 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Pitsea with over 90 years remaining are worth £170,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2103

With only 78 years left to run we estimate the price of your lease extension to range between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

My fiance and I are planning to purchase a four bedroom bungalowin Pitsea with a home loan from a lender. We like our solicitor in Pitsea yet our bank inform us now that she’s not on their "panel". It seems we have little choice but to instruct one of the our mortgage company panel solicitors or keep our Pitsea solicitor and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The bank home loan offered to you is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Pitsea : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your bank.