My previous solicitor has quoted £1400 for no sale no fee conveyancing in Waltham. I am hoping to downsize from a newly refurbished detached home for £150,000. Are these conveyancing fees excessive? Is it above the norm for conveyancing in Waltham?

The quote is fractionally on the expensive side. Where you are prepared to invest time comparing costs you might shave off some of the expense by as much as £100 plus VAT. On the other hand, you mightcome to rue choosing an an unknown solicitor. Don't forget to check that the conveyancer can act for your bank. Do make use of our search tool to select a Waltham conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Waltham.

I just bought a house at auction in Waltham. Conveyancing is required. What is next?

Having exchanged you now have to choose a conveyancing lawyer quickly as you will have a pending deadline in which to complete the conveyancing. An auction property will have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should hand this to the conveyancer working for you as soon as possible. Do make sure that you have funds organised to complete on the on the contractual date .

I am due to exchange contracts on my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being pedantic. The Waltham solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

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

Planning on purchasing a house in Waltham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Waltham conveyancing practitioner is on the Nationwide conveyancing panel.

A relative recommended that where I am buying in Waltham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Waltham conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Waltham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Waltham Education with plans and statistics, Local Amenities and other useful data concerning Waltham.

About to purchase a new build flat in Waltham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Waltham

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Should I be suspicious about 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm rather than a local Waltham conveyancing practice?

As is the case with lots of service providers, often input from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies may put forward lawyers to retain. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the discretion to select your own conveyancer. You need to be aware that many lenders specify a panel list of conveyancers you must use for the mortgage aspect of your home move.