Is there a search tool that I can use to discover of the solicitor handling my conveyancing in Frinton and Walton is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £175.00 in further legal charges.

Please do make use of the find a lender approved solicitor tool on this page. Pick the lender and type ‘Frinton and Walton’ or your preferred area and you will be presented with numerous conveyancers located in Frinton and Walton or nearest you.

Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Frinton and Walton. Do I collect the keys to the premises on the completion date from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Frinton and Walton?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

I happen to be the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Frinton and Walton. The Frinton and Walton property was put into my name in September. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in September. Do I have to wait 6 months to sell?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some lenders would take a practical view as this obligation chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

Is it the case that all Frinton and Walton CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved practices?

Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Frinton and Walton is the location of the property. Can you offer any advice?

Flying freeholds in Frinton and Walton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frinton and Walton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frinton and Walton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am in need of some leasehold conveyancing in Frinton and Walton. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

If the lease is registered - and most are in Frinton and Walton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 1st floor flat in Frinton and Walton, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Frinton and Walton with an extended lease are worth £206,000. The ground rent is £45 per annum. The lease ceases on 21st October 2087

With just 66 years left to run we estimate the price of your lease extension to span between £12,400 and £14,200 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

Is it necessary during the course of the conveyancing process to attend the offices of the mortgage company conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Frinton and Walton so that I can attend their offices if required.

Most conveyancing panel lawyers for the bank undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Frinton and Walton. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.