Finally, a mortgage agreement from HSBC for the refinancing of my 3 bedroom flat is expected imminently. Are you able to propose a low cost conveyancing practitioner in South Ockendon?

You are on the wrong site if you are in need of a cheap conveyancing solicitors in South Ockendon. We can offer you affordable conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers enticing you with £100 conveyancing in South Ockendon. In your best case scenario, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up being stung for extras and still not receive the service required.

Please help. My South Ockendon solicitor is advising me that she is duty bound toapply for South Ockendon conveyancing searches due to the fact thatthe firm are on the Santandersolicitor panel. Is this really necessary?

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

We are buying a flat and require a conveyancing solicitor in South Ockendon who is on the Lloyds conveyancing panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in South Ockendon.

We have agreed to purchase a house in South Ockendon. An unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is HSBC your lawyer must comply with the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to South Ockendon.

We expect to receive a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any South Ockendon solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint South Ockendon solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local South Ockendon solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own South Ockendon surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am buying a new build apartment in South Ockendon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in South Ockendon

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.