I am under pressure from the seller of a property in Clacton On Sea to exchange within four weeks. What can be done to expedite the conveyancing process?

In the event that you are under pressure for your conveyancing we would recommend that your solicitor is familiar with the area as they will make use of local connections and insight. It is even conceivable that they may have conducted otherhouses in the same street. You would be best advised to use a Clacton On Sea conveyancing firm. Second, be sure that the lawyer is on the on the approved list for your mortgage company. It is understood that 18% of Clacton On Sea conveyancing deals are suspended or derailed after finding out that a purchaser’s conveyancer was not on their banks member panel. This can often result in the conveyancing being frustrated by almost three weeks. It is said that this issue impacts in the region of 100,000 home sales every year. Most Clacton On Sea conveyancing practices can not act for certain mortgage companies so do check as early as possible.

In what way does my ID and proof of funds have anything to do with my conveyancing in Clacton On Sea? What am I being asked for?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with before they can accept their conveyancing instruction. The Client Care letter that you need to sign will no doubt confirm this. Your lender will also require certain documents to be checked. Where you are unwilling to supply identification documents, your conveyancer will not be able to take you on as a client.

There are plenty of conveyancing solicitors in Clacton On Sea but how do I know who I should use?

Do not opt for the lowest Clacton On Sea conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Does a directory service exist listing Co-operative panel conveyancers in Clacton On Sea on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings open the public over the internet. Where you are looking for a Clacton On Sea solicitor on the Co-operative please use our tool.

After much negotiation I have agreed a price on an apartment in Clacton On Sea. My financial adviser suggested a solicitor. I paid an on account payment of £225. Not long after, the lawyer called me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I opted to have a survey done on a property in Clacton On Sea ahead of appointing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies will not issue a mortgage on such a house.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Clacton On Sea. Conveyancing may be slightly more expensive based on your lender's requirements.

Frank (my husband) and I may need to sub-let our Clacton On Sea basement flat temporarily due to a new job. We instructed a Clacton On Sea conveyancing practice in 2001 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease governs the relationship between the landlord and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Clacton On Sea do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I own a garden flat in Clacton On Sea, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Clacton On Sea with a long lease are worth £179,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2082

With just 57 years unexpired the likely cost is going to be between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.