I require conveyancing for a flat in a relatively new development (five years built) in Epping. Almost all the appartments are already occupied. Is it really necessary to order neighbourhood searches for my conveyancing in Epping?

You would be opening yourself up to an unnecessary risk in not carrying out Epping conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that you have them. Where timings and price are top of your issues you should discuss with your conveyancer about the possibility of search insurance

We expect to receive a AIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Epping solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

You will need to appoint Epping solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

The mortgage over my property is with Coventry BS for my property in Epping. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?

Your original mortgage agreement with Coventry BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.

Planning on purchasing a house in Epping. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Epping conveyancing practitioner is on the RBS conveyancing panel.

Are there restrictive covenants that are commonly identified during conveyancing in Epping?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Epping. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing a new build house in Epping with a loan from Alliance & Leicester . The developers would not reduce the price so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my conveyancer about the deal as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I best advised to go with a Epping conveyancing solicitor based in the vicinity that I am hoping to buy? We have a good friend who can execute the conveyancing but his firm is located 300miles away.

The benefit of a high street Epping conveyancing practice is that you can drop in to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Epping know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were content that should trump using an unfamiliar Epping conveyancing solicitor solely due to them being local.