Can you explain why leasehold purchase conveyancing in Essex is more expensive?

Essex leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

My aunt informed me that in buying a property in Essex there could be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of anumerous of properties in Essex which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Essex should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My wife and I purchasing a 3 bedroom semi in Essex. We would like to carry out a loft conversion at the property.Will the conveyancing process include checks to ascertain if these works are allowed?

Your conveyancer should check the registered title as conveyancing in Essex will sometimes reveal restrictions in the title documents which restrict categories of changes or require the consent of a 3rd party. Many works need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

When it comes to lenders such as Nationwide, do Essex solicitors incur an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial site in Essex?

Its becoming the norm that commercial conveyancing solicitors in Essex will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Essex. The search result sets out definitive data 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 Essex.

For every commercial conveyancing transaction in Essex it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Essex commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Essex.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Essex is where the house is located. What do you suggest?

Flying freeholds in Essex are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Essex you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Essex may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My sister completed her conveyancing in Essex 9 years ago. She has been married, divorced and has recently remarried. She now intends to dispose of the Essex property. I think she will just be requested to supply copies of the marriage papers to the lawyer however she is concerned it could frustrate the house move. Should she instruct a conveyancer to update the title information for the house?

The is no need to update the register on the basis that you have the proof needed to demonstrate how the name change resulted.

The purchaser’s conveyancer should check the land registry entries and require evidence by way of proof of the change of name e.g. marriage certificates.