Last December we completed a house move in Tiptree. We have since encountered a number of problems with the house which we consider were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted for conveyancing in Tiptree?

The query is not clear as what problems have arisen and if they are unique to conveyancing in Tiptree. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a form called a SPIF. If the information proves to be inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Tiptree.

I am looking to buy a flat and need a conveyancing solicitor in Tiptree who is on the Bank of Scotland solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Scotland in certain locations such as Tiptree. We dont recommend any particular firm.

Is it the case that all Tiptree solicitor practices on the Aldermore conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Aldermore approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

How can we tell if a Tiptree conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Tiptree seeking recommendations is a good 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 which is cheap as chips. We would always advise that you speak with the solicitor conducting your transaction.

Our offer on a semi in Tiptree has been agreed to, the vendors do however have an associated purchase. The sellers have offered on on an apartment, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Tiptree. What do I do now? When do I get the mortgage application with Principality started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Tiptree conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the Principality approved list. Concerning the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a hot market some buyers would apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in Tiptree? or I am told that there is historic law that means some owners of property residing in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Tiptree?

Unless a prior acquisition of the property took place post 12 October 2013 you can take it that solicitors carrying out conveyancing in Tiptree to remain encouraging a chancel search and or chancel repair liability insurance.

Are there common deficiencies that you witness in leases for Tiptree properties?

Leasehold conveyancing in Tiptree is not unique. Most leases are unique and drafting errors can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Leeds Building Society, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.

I own a garden flat in Tiptree, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Tiptree with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2091

You have 65 years left to run the likely cost is going to span between £13,300 and £15,400 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.