I am hoping to receive a offer of a home loan from Halifax. My intention is to enlist the help of a Licensed Conveyancer in Canvey Island. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

We are selling our home in Canvey Island and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Canvey Island. Having lived in Canvey Island for 5 years we know of no issue. Should we get in touch with our local Authority to seek clarification need.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I used Stirling Law a few years ago for my conveyancing in Canvey Island. Now, I need the files however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Canvey Island of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Do I need to be concerned by estate agents that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Canvey Island conveyancing practice?

As with lots of service providers, often referrals from connections can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and banks may suggest lawyers to choose. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are free to appoint your preferred lawyer. You need to be aware that many banks specify a panel list of lawyers you have to use for the mortgage related work in your conveyancing.

I am short of a 10% deposit on my apartment purchase in Canvey Island , but I am anxious go ahead. Do I have options?

One option is to try and accept a smaller deposit. Many sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment