Are the Tiptree conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?

Tiptree conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

I just bought a property at auction in Tiptree. Conveyancing is needed. What are my next steps?

Given that you are now exchanged you must instruct a conveyancing solicitor quickly as you are facing a fast approaching a drop dead date to complete the conveyancing. All auction property should have a bespoke legal set of papers. This will likely include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should hand this to the lawyer instructed by you ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

We are getting the release of further funds on our home loan from Skipton as we intend to carry out improvements to our house in Tiptree. Are we obliged to select a local Tiptree solicitor on the Skipton conveyancing panel to deal with the paperwork?

Skipton don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.

I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Tiptree is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

The deeds to our house are lost. The conveyancers who did the conveyancing in Tiptree 5 years ago are no longer around. What do I do?

Gone are the days when you need to have the physical original deeds to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.

I work for a long established estate agency in Tiptree where we have witnessed a number of flat sales derailed as a result of short leases. I have been given inconsistent advice from local Tiptree conveyancing solicitors. Please can you confirm whether the vendor of a flat can commence the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a garden flat in Tiptree, conveyancing was carried out 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Tiptree with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease finishes on 21st October 2093

With just 69 years left to run the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

We are in the process of buying a house in Tiptree. Conveyancing is not over but we wish to keep our purchase price a secret from sites such as Zoopla. Is this possible and how?

HM Land Registry as a matter of law obliged to specify price paid information on the official title for residential properties countrywide including homes in Tiptree. The Title Register is a public document, so HMLR would be breaching their statutory duty if they did not permit access to the register.

In essence you can make a request of HM Land Registry to withhold the amount paid data yet the answer will be a No.