We're in Caister On Sea, FTBs purchasing with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

My solicitor has informed me that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Caister On Sea?

The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

Is there a list of Virgin Money panel solicitors in Caister On Sea on the Council of Mortgage Lender’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings visible online. Where you are in need of a Caister On Sea conveyancing practitioner on the Virgin Money please make the most of our tool.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Caister On Sea solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Caister On Sea surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just had an offer accepted on a new build apartment in Caister On Sea. Conveyancing is necessary evil 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 legal work.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Caister On Sea

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Please confirm the Lease plans are architect prepared.

I'm remortgaging my current house to a BTL mortgage with Barnsley Building Society and intend to use the remaining equity as a down payment on a second house. The location we are talking about is Caister On Sea. Will your solicitors be able to act for the two mortgage companies and link together the two deals?

Make use of our comparison tool on this site to be sure that the conveyancers are on the relevant lender panels. On the basis that they are your conveyancer should be able to connect the two conveyancing matters but you should talk with you conveyancer and make clear your expectations and requirements.

What are my options where I am unhappy with the property lawyer who carried out our conveyancing in Caister On Sea?

We live in an imperfect world, and unfortunately every so often matters do not go as planned. That being said there is recourse where you were unhappy with your conveyancing in Caister On Sea. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If you remain dissatisfied you may consider enlisting the help of the Legal Ombudsman.