We were about to choose a conveyancing solicitor in Upminster found using your search tool but stumbled across some other quotes via the web seem cheaper – why is this?

One can find lots of conveyancing organisations advertising theoretically looks to be extremely cheap conveyancing in Upminster. Our recommendation is to think twice about how important this transaction is to you that you are willing to be penny wise pound foolish over the standard of the conveyancing. Many of them accentuate a cheap fee to grab your attention but hide extra charges in the fine print..

we are a couple who are buying a 2 bedroom apartment in Upminster with a mortgage from Bank of Scotland.We would like to retain our Upminster conveyancing solicitor but Bank of Scotland advised that his firm is not on their approved list of member firms. It seems we have no choice but to instruct a Bank of Scotland panel firm or keep our preferred solicitor and pay for a Bank of Scotland panel lawyer to represent them. This seems very unfair; Can we not simply insist that Bank of Scotland use our lawyer?

No, not really. The loan issued to you contains various provisions, a common one being that conveyancers needs to be on the Bank of Scotland solicitor panel. in the past, most mortgage companies had large numbers of law firms on their panels: 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 lawyer to apply to be on the conveyancing panel for Bank of Scotland

Just had an offer accepted on a new build apartment in Upminster. 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.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Upminster

Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. 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. Please supply a car parking plan.

Taking into account that I will soon spend 450k on 3 bedroom house in Upminster I would like to have a conversation with the conveyancer regarding thehouse move in advance of instructing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Upminster.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Upminster should be the amount on the final invoice that you end up paying.

Having had my offer accepted I require leasehold conveyancing in Upminster. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Upminster - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have had difficulty in seeking a lease extension in Upminster. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to assess the premium.

An example of a Lease Extension decision for a Upminster premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term as at the valuation date was 57.5 years.