My fiance and I are intent on buying an apartment in Rayleigh. My property lawyer is not on the lender approved list. Am I still permitted to retain my Rayleigh conveyancing solicitor even though they are not on the lender approved list?

Your options include

• Carry on with your existing Rayleigh solicitor but your lender will need to appoint a conveyancer on their conveyancing panel. This will result in additional cost and likely delay.
• Choose a new lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to do everything possible to get listed on the lender’s conveyancing panel

My conveyancer has uncovered a a problem with the lease for the apartment we are purchasing in Rayleigh. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that he must check that the bank is content with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

I'm the single beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Rayleigh. The Rayleigh property was put into my name in December. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in December. Will no one buy the property for half a year?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most banks would take a sensible view as this requirement principally exists to pick up on the purchase and immediately sell or the flipping of properties.

Can I be sure that the Rayleigh conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Rayleigh seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.

I am selling my apartment. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being pedantic. The Rayleigh solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly picked up as part of 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 am selling my property. My previous lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Rayleigh if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Rayleigh. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.