I require conveyancing for a flat in a relatively new development (6 years old) in Elmers End. The vast majority the flats have already been occupied. Is it really necessary to order neighbourhood searches for my conveyancing in Elmers End?

If you getting a mortgage, your lender will need some (many) of the searches so you'll have no choice. If not, then Elmers End conveyancing searches are optional. Your lawyer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to another solicitor for your conveyancing in Elmers End.

How up to date is your search tool for Elmers End conveyancing solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?

Elmers End conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

I am considering applying for a HSBC mortgage for purchase of a new build (under development) in Elmers End with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?

In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

We are purchasing a house in Elmers End. It might be a silly question but how we can trust a lawyer? At some point we will need to put funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Have just purchased a probate house at auction in Elmers End. Conveyancing is required. What are my next steps?

Having exchanged you now have to retain a conveyancing practitioner as a matter of urgency as you will have a pending a drop dead date to complete the purchase. All auction property will ordinarily have a corresponding legal pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are organised to complete on the date specified in the contract.

I had a mortgage agreed in principle with Aldermore. Elmers End conveyancing lawyers are selected. How long does it take for Aldermore to issue the offer to the lawyer?

Some lenders take longer than others. Have Aldermore done the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The estate agent has sent us the confirmation of our purchase of a new build flat in Elmers End. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Elmers End

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?