Am I correct in assuming that the fact that my conveyancer in Basildon is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Basildon conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Can I use your services to find a Conveyancing solicitor in Basildon even where I’m not purchasing or selling a house, for example if I intend to acquire an office in Basildon with a mortgage from Coventry Building Society?

Our search tool is mainly used to help choose residential conveyancing solicitors in Basildon but we have listed towards the bottom of this page a few Basildon commercial conveyancing firms. You should speak with the solicitors directly to check if they are also authorised to represent Coventry Building Society

Should my lawyer be raising questions concerning flooding as part of the conveyancing in Basildon.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Basildon. Plenty of people will purchase a house in Basildon, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or by their conveyancers which will figure out the risks in Basildon. The standard property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to find out whether the premises has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a buyer could issue a claim for damages as a result of such an misleading response. A buyer’s conveyancers may also carry out an enviro search. This should indicate whether there is any known flood risk. If so, further investigations will need to be conducted.

I am buying a new build flat in Basildon. 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 is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Basildon

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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

We're FTB’s - had an offer accepted, but the agent told us that the seller will only proceed if we use the agent's chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Basildon

It is unlikely the owners are driving this. If they want ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted Basildon conveyancing lawyers - not the ones that will earn the estate agent a introducer fee or meet his conveyancing targets set by senior management.