I am expecting a mortgage with Nat West. I would like to use a Licensed Conveyancer in Manningtree. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

As someone unfamiliar with the Manningtree conveyancing process what’s the number one tip you can impart for the legal transfer of property in Manningtree

You may not hear this from too many lawyers but conveyancing in Manningtree or throughout Essex is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and on occasion the bank. Selecting a solicitor for your conveyancing in Manningtree should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to protect your best interests and to keep you safe.

Sometimes a potential adversary may try and persuade you that you should follow their advice. As an example, the selling agent may claim to be assisting by claiming that your conveyancer is wrong. Or your mortgage broker may tell you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Will my lawyer be raising questions regarding flooding during the conveyancing in Manningtree.

Flooding is a growing risk for solicitors dealing with homes in Manningtree. Plenty of people will buy a property in Manningtree, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Manningtree. The conventional set of information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover whether the property has ever been flooded. If flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a claim for damages resulting from an incorrect response. A buyer’s solicitors may also conduct an environmental search. This will disclose if there is any known flood risk. If so, further investigations should be initiated.

It has been three months following my purchase conveyancing in Manningtree completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Manningtree. Conveyancing is a frightening process 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 conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Manningtree

Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.