My partner and I are looking to acquire a property in Burnham On Crouch and have instructed a Burnham On Crouch conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Yorkshire Building Society have this afternoon contacted us to inform me that there is now an issue as our Burnham On Crouch lawyer is not on their conveyancing panel. Is this a problem?

Where you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Burnham On Crouch solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

Last May we completed a house move in Burnham On Crouch. We have since encountered a number of problems with the house which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Burnham On Crouch?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Burnham On Crouch. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the process, the vendor completes a form referred to as a SPIF. answers turns out to be incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Burnham On Crouch.

I am due to move home in October. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Burnham On Crouch. Conveyancing firm was found before I stumbled across this website.

On the day of completion you can collect the house keys from the estate agent however this should only take place after the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you choose a conveyancing in Burnham On Crouch or a firm with expertise in conveyancing in Burnham On Crouch.

When it comes to mortgage companies such as Skipton, do Burnham On Crouch conveyancers incur a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

How can we tell if a Burnham On Crouch conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Burnham On Crouch getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.

Various internet forums that I have come across warn that are the main reason for delay in Burnham On Crouch house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Burnham On Crouch.

About to purchase a new build apartment in Burnham On Crouch. 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.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Burnham On Crouch

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply 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. Please confirm the Lease plans are surveyor prepared.