My partner and I are acquiring a newly constructed duplex in Southend On Sea and my conveyancer is informing me that she has to the lender to reveal incentives from the developer. I am under pressure to exchange and I have no desire to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Will commercial conveyancing searches disclose planned roadworks that may affect a commercial estate in Southend On Sea?

Its becoming the norm that commercial conveyancing solicitors in Southend On Sea will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Southend On Sea. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Southend On Sea.

For every commercial conveyancing transaction in Southend On Sea it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Southend On Sea commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Southend On Sea.

Should I be suspicious by estate agents that I am dealing with are recommending a factory type conveyancing firm rather than a local Southend On Sea conveyancing company?

As is the case with many professional services, often referrals from connections can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and banks may recommend solicitors to retain. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the recommendation. You are free to choose your preferred lawyer. Don't forget that the majority of banks specify a panel list of lawyers you must use for the mortgage related work in your conveyancing.

My husband and I are novice buyers - agreed a price, but the agent advised that the seller will only move forward if we appoint the agent's chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Southend On Sea

It is unlikely the owners are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make sure they understand (a)you are serious purchasers (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Southend On Sea conveyancing solicitors - not the ones that will give the estate agent a commission or hit his conveyancing targets pre-set by senior management.

I am in need of some leasehold conveyancing in Southend On Sea. Before diving in I would like to find out the number of years remaining on the lease.

If the lease is registered - and almost all are in Southend On Sea - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Southend On Sea Leasehold Conveyancing - Examples of Queries before buying

Can you tell me if there are any major works on the horizon that will add a premium to the maintenance costs? Make sure you investigate if there is anything that is prohibited in the lease. For instance it is reasonably common in Southend On Sea leases that pets are not permitted in certain buildings in Southend On Sea. If you love the flatin Southend On Sea but your dog can’t make the move with you then you will be faced difficult determination. Best to be warned whether window replacement or some other major work is anticipated that will be shared between the leasehold owners and will materially impact the level of the service costs or require a specific invoice.