The loan agreement from NatWest for the refinancing of my 4 room garden flat is coming within the next few days. Are you able to suggest a low cost conveyancing solicitor in Essex?

This site is not designed to aid those in pursuit of the lowest fares for conveyancing solicitors in Essex. We can offer you value for money conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing brokers offering ninety nine pound conveyancing in Essex. At best, in being led by low cost conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not get the service you were looking for.

My flat in Essex is up for sale and I have a purchaser. Does the lawyer need to be required to be on the Kent Reliance conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.

I am buying a 3 bedroom semi in Essex. We would like to carry out a loft conversion at the house.Will legal due diligence on the property include investigations to ascertain if these works are permitted?

Your solicitor should check the deeds as conveyancing in Essex can sometimes identify restrictions in the title deeds which restrict certain alterations or require the permission of another owner. Some works call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

We had selected solicitors located in Essex on the UBS solicitor panel. They have just billed me a supplemental charge for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. The fee is not dictated by UBS but by your Essex property lawyer. Some firms on the UBS panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.

Skipton have agreed my home loan in principle, my bid on a apartment in Essex has been agreed to, what happens next?

The estate agent will wish to know who your solicitors are (make sure the solicitors are on the bank’s panel). Contact Skipton or your broker and finalise any outstanding paperwork. Skipton will sellect a valuer who will get in contact with the selling agent or seller to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Skipton will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Essex.

About to purchase a new build apartment in Essex. Conveyancing is daunting 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.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Essex

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

How easy is it to change a solicitor as I need to find a Essex based one who is on the mortgage company conveyancing panel. Is it advisable to appoint a new law firm?

If you haven't yet instructed a solicitor to commence the conveyancing and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Essex that you're considering.