I am buying a property for cash in Writtle. I have resided for the previous dozen years in Writtle. Conveyancing searches are expensive. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then almost all of the Writtle conveyancing searches are non-obligatory. Your lawyer will try and steer you, perhaps strongly, that you should have searches done, but she has a professional duty to do this. Do take into account; if you are likely to dispose of the house at a future date, it will likely be be of interest to your prospective buyer what the searches disclose. On occasion properties with apparent issues can still reveal unfavourable search results. A competent conveyancing solicitor in Writtle should provide you some constructive advice here.

Can you clarify what the consequences are if my lawyer’s firm is suspended from the Skipton Solicitor panel ahead of completing my conveyancing in Writtle?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Can you help - my lawyer says that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Writtle conveyancing?

The appropriate level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such policies.

Can I be sure that the Writtle conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Writtle obtaining 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 suggest that you speak with the lawyer carrying out your transaction.

I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Writtle solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.

I used Stirling Law a few years ago for my conveyancing in Writtle. I now require my file but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Writtle of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build apartment in Writtle. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Writtle

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?