Is there a reason to use a Southend conveyancing solicitors firm when online conveyancers are so much cheaper?

By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Southend and you should seek a competitive estimate but don’t become consumed with searching for the lowest priced Southend conveyancer. Appointing the right conveyancer can be the distinction between a seamless and a frustrating house move. It is important that you ensure that you have expert advice from a specialist conveyancer. Emails can't be as helpful as a phone conversation and can never replicate a one to one consultation. The firms that we work with will find you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from start to finish, giving the sort of hand holding that you will never get with an internet conveyancer. Our lawyers will update you on any developments and keep you informed. If you ever need to phone the firm you will be sure who to ask for and they will be sure you are in the know.

In the event thatI were to purchase a simple residential propertyin Southend for cash and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Southend?

Any savings you would make would be limited to the disbursement for searches. Your solicitor is obliged to do the vast majority of work - money laundering, communicating with your vendors property lawyer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge but it won't be a lot.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Southend building society branch on numerous occasions and was told they are content with the situation and they will lend. My Southend conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend based on their published requirements. Who do I believe?

As long as the conveyancer is on the mortgage company approved list, she or he must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am selling my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being a right pain. The Southend solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.

Planning on purchasing a apartment in Southend. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Southend lawyer is on the Virgin Money conveyancing panel.

2 months have gone by since my purchase conveyancing in Southend took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build flat in Southend. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Southend

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.