I am under pressure from the owner of a property in Shoeburyness to complete within four weeks. What can I do to expedite matters?

In a situation where the seller is applying time constraints to complete it is highly recommended that your lawyer is familiar with the area as they will have local connections and intelligence. It is even conceivable that they would have transacted previoushouses in the same street. You would be best advised to use a Shoeburyness conveyancing lawyer. Second, ensure that the conveyancing firm is on the member panel. It is believed that 18% of Shoeburyness conveyancing deals are suspended or derailed after discovering a purchaser’s solicitor was not on their mortgage lender’s panel. This can often result in the conveyancing being delayed by as much as three weeks. It is said that this issue impacts approximately one hundred thousand home sales annually. Most Shoeburyness conveyancing firms can not act for certain banks so do check at the outset.

Are the BSA planning on creating a online directory to to identify law firms on the conveyancing panel for example in Shoeburyness?

We have not been informed any plans on the part of the BSA to promote such a search facility.

I am the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Shoeburyness. Conveyancing formalities meant that the Land Registry date was in . I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the property in . Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a pragmatic view as this obligation chiefly exists to capture the purchase and immediately sell or the quick reselling of properties.

After weeks of negotiation I have agreed a price on a house in Shoeburyness. My mortgage broker pressured me to appoint their . I paid an on account payment of £200. A couple of days later, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

After shopping around on the internet I have found a Shoeburyness having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Shoeburyness postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Shoeburyness.

I was pointed in your direction by a few property agents in Shoeburyness to locate a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to market your services over and above alternative conveyancing organisations?

We refuse to make any commission for sending work in our direction. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I am planning to acquire a property and need a conveyancing solicitor in Shoeburyness who is on the lender conveyancing panel. Could you point me in the right direction as regards a Shoeburyness solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in Shoeburyness. We dont recommend any particular conveyancing practice.