Finally the sale completed on my house in Upminster Bridge last April but my buyer keeps texting every few hours to say their solicitor is waiting to hear from mine. What should have happened following completion?

Following your sale your lawyer should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There are no post completion procedures just for conveyancing in Upminster Bridge.

I am planning to move property in April. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Upminster Bridge. Conveyancing solicitor was found before I stumbled across this site.

On the day of completion you will need to collect the keys from the selling agent however this can only occur after the vendors solicitors inform the agent that the monies to complete are in and the keys can be handed over. Subsequently you can tell the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a conveyancing in Upminster Bridge or a legal practice with expertise in conveyancing in Upminster Bridge.

I'm at the point of viewing flats in Upminster Bridge and I am about to put in an offer. Should I already have a solicitor in place at this stage? I am planning to take a home loan with Nationwide.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are seeking a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Upminster Bridge solicitor on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

I used Arc property Solicitors a few years ago for my conveyancing in Upminster Bridge. Now, I need the files however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Upminster Bridge of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am using a search engine for the words on line conveyancing in Upminster Bridge it brings up many property lawyerslocally. How do I determine which is the right conveyancing solicitor for purchase transaction?

The preferential method of finding a suitable conveyancer is through a trusted testimonial, so ask colleagues and relatives who have purchased a property in Upminster Bridge or a reputable estate agent or financial adviser. Costs for conveyancing in Upminster Bridge vary, so it's a good idea to secure a minimum of three quotes from different property lawyers. Make sure that you clarify what costs in the quote includes.

I've recently bought a leasehold house in Upminster Bridge. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Upminster Bridge. Can we issue an application to the Residential Property Tribunal Service?

if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the sum to be paid.

An example of a Lease Extension case for a Upminster Bridge flat 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 related to 1 flat. The remaining number of years on the lease was 57.5 years.