I am progressing with the sale of my house in Ardleigh Green and the EA has just telephoned to advise that the purchasers are changing their property lawyer. The reason given is that the bank will only deal with property lawyers on their approved list. On what basis would a major mortgage company only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Ardleigh Green ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions blame a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

We are acquiring our first property. Our solicitor has contact usto check if we wish to purchase extra conveyancing searches. We are really unsure what's necessary for conveyancing in Ardleigh Green

The quantity and type of Ardleigh Green conveyancing searches should be dictated entirely on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What matters is that you properly comprehend what information each search could provide. You may then decide if you consider that you need that information. Where you are unclear, ask the solicitor to explain.

The estate agent has sent us the confirmation of our purchase of a new build flat in Ardleigh Green. 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 conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Ardleigh Green

Forfeiture - bankruptcy or liquidation must not apply under this provision. 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 provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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.

I have been on the look out for a flat up to £195,000 and identified one close by in Ardleigh Green I like with a park and station nearby, the downside is that it only has 52 years on the lease. There is not much else in Ardleigh Green for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage the shortness of the lease will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

Taking into account that I am about to part with over three hundred thousand on a house in Ardleigh Green I wish to talk to a conveyancer about mytransaction in advance of giving the go ahead to the firm. Can this be arranged?

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 doing your property ownership legalities in Ardleigh Green.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Ardleigh Green should be the amount on the final invoice that you are charged.