I am in the market for a reasonably priced property lawyer. Should I go for for a nationwide conveyancer rather than a high street Upminster conveyancing solicitor?

Upminster is a special area, where neighbourhood knowledge is a big bonus. The laid-back lifestyle is great – just not for your house move. The solicitors that we endorse providing wide Upminster know how with a proactive, can doattitude that helps the conveyancing to progress hassle free. It is a distinct advantage that they enjoy good relationships with financial advisers, estate agents, valuers and counterpart Upminster conveyancing practitioners

Me and my partner are buying a apartment in Upminster. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Upminster?

There are many recorded licenced Conveyancers in Upminster and Solicitor firms in Upminster to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

It is not clear whether my bank requires a lease extension. I have called my Upminster building society branch on numerous occasions and was advised it wasn't an issue and they would lend. My Upminster conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the property lawyer is on the mortgage company approved list, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will my lawyer be raising enquiries about flooding as part of the conveyancing in Upminster.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Upminster. There are those who acquire a property in Upminster, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a numerous searches that can be initiated by the buyer or by their conveyancers which will give them a better understanding of the risks in Upminster. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to determine if the property has historically flooded. In the event that flooding has previously occurred and is not notified by the vendor, then a buyer could bring a claim for damages resulting from an incorrect answer. A purchaser’s solicitors will also carry out an enviro search. This will higlight whether there is any known flood risk. If so, more detailed investigations should be made.

Me and my brother own a terraced Edwardian property in Upminster. Conveyancing lawyer represented me and The Mortgage Works. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upminster and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing solicitor who carried out the work.

As co-executor for the estate of my grandfather I am disposing of a residence in Neath but I am based in Upminster. My conveyancer (based 235 kilometers from meneeds me to sign a stat dec before completion. Can you recommend a conveyancing lawyer in Upminster to witness and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Upminster