Are the West Thurrock conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?

West Thurrock conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

I am helping my step-mother sell her house in West Thurrock. Does the solicitor arrange an energy performance certificate or do I organise this?

Following the demise of Home Packs, energy performance certificates was retained a mandatory component of selling a house. An energy performance certificate needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. If you are using a West Thurrock conveyancing solicitor they might be able to arrange EPC’s given their relationships with long established local energy assessors

We previously appointed conveyancers located in West Thurrock on the Virgin Money solicitor approved list. They have just invoiced me a supplemental charge for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?

Provided it is contained in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. This charge is not dictated by Virgin Money but by your West Thurrock conveyancing practitioner. Plenty of firms on the Virgin Money panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

I have instructed a West Thurrock conveyancing practitioner having checked that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your West Thurrock postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in West Thurrock.

I'm purchasing my first flat in West Thurrock with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of additionals instead. The property agent advised me not inform my lawyer about this extras as it may jeopardize my loan with Barnsley Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

In my capacity as executor for the estate of my grandmother I am disposing of a house in Newport but live in West Thurrock. My solicitor (approximately 300 kilometers awayneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in West Thurrock to attest this legal document for me?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in West Thurrock

Planning to exchange soon on a studio apartment in West Thurrock. Conveyancing lawyers inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in West Thurrock should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? if lease caters for for a slush fund for major works? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Changes to the flat Defining your legal entitlements in respect of common areas in the block.E.G., does the lease contain a right of way over an accessway or hallways?

We have reached the end of our tether in trying to purchase the freehold in West Thurrock. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most definitely. We are happy to put you in touch with a West Thurrock conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a West Thurrock residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The remaining number of years on the lease was 76 years.