I am in the market for a low cost property lawyer. Do I opt for an internet conveyancer or a family Pitsea conveyancing lawyer?

Established third party connections is an important consideration when choosing conveyancing lawyers. Pitsea conveyancers benefit from long term relationships with financial advisers and estate, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Having vast insight into the local area is also a plus .

I have been told that property searches are the number one cause of stalling in Pitsea conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Pitsea.

How does conveyancing in Pitsea differ for new build properties?

Most buyers of new build premises in Pitsea come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Pitsea typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pitsea or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Pitsea is the location of the property. Is there any guidance you can impart?

Flying freeholds in Pitsea are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pitsea you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pitsea may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

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

If the lease is registered - and most are in Pitsea - then the leasehold title will always include the short particulars 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 am the registered owner of a garden flat in Pitsea, conveyancing was carried out in 1995. How much will my lease extension cost? Similar flats in Pitsea with over 90 years remaining are worth £197,000. The ground rent is £55 levied per year. The lease expires on 21st October 2079

With 55 years unexpired the likely cost is going to span between £31,400 and £36,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.