I had intended to instruct a conveyancing solicitor in Rayleigh for our house move. Our broker informed us that our bank Chelsea Building Society won't deal with them. Surely this is unduly restrictive?

A lender can direct that a panel solicitor act for it. You would be expected to meet the charges for this. Please make use of our directory service to select a solicitor to conduct conveyancing in Rayleigh on the Chelsea Building Society member panel.

I happen to be the sole recipient of my late father’s will with all property in now in my sole name, including the house in Rayleigh. The Rayleigh property was put into my name in January. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in January. Will no one buy the property for half a year?

The CML handbook obliges 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 might be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this provision principally exists to pick up on subsales or the flipping of property.

We are getting a further advance on our mortgage from Kent Reliance as we want to carry out renovations to our home in Rayleigh. Do we need to appoint a local Rayleigh solicitor on the Kent Reliance conveyancing panel to handle the paperwork?

Kent Reliance would not normally require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.

I can not work out if my bank requires a lease extension. I have called my Rayleigh bank branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Rayleigh conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

As long as the conveyancer is on the bank approved list, they must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Do commercial conveyancing searches disclose impending roadworks that may impact a commercial property in Rayleigh?

Many commercial conveyancing solicitors in Rayleigh will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Rayleigh. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rayleigh.

For each commercial conveyancing transaction in Rayleigh it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Rayleigh commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Rayleigh.

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

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Rayleigh. 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 Rayleigh with a loan from Yorkshire Building Society. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my conveyancer about this side-deal as it will put at risk my loan with the lender. 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.