My wife and I are due to complete buying a property in Thurrock but as a consequence of wreckage from some water damage at the property I have managed to agree compensation from the seller of £3k in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process but are not allowing this. Why were they involved?

Any that is on a approved list is obliged to advise of any amendments to the sale price. If you were to refuse your to disclose the reduction to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Thurrock.

I am the registered owner of a freehold house in Thurrock but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Thurrock and has limited impact for conveyancing in Thurrock but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

I am assisting my mother sell her flat in Thurrock. Does the conveyancing solicitor arrange an energy performance certificate or it is for the seller to see to?

Following the demise of Home Information Packs, energy assessments was retained a required part of moving house. An energy performance certificate should be commissioned in advance of the property being marketed. This is not something that solicitors normally organise. If you are instructing a Thurrock conveyancing lawyer they might help arrange EPC’s due to their relationships with reputable local accredited person

Two weeks ago we had a mortgage agreed in principle with . Thurrock conveyancing solicitors have been chosen. How long does it take for to issue the offer to the ?

Some lenders take longer than others. Have done the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Thurrock building society branch on various occasions and was advised it wasn't a problem and they would lend. My Thurrock conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.

As long as the is on the lender panel, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Thurrock.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Thurrock. There are those who acquire a house in Thurrock, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a numerous checks that can be carried out by the buyer or by their lawyers which can give them a better understanding of the risks in Thurrock. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine if the premises has suffered from flooding. In the event that the premises has been flooded in past and is not revealed by the owner, then a purchaser may issue a claim for damages as a result of such an incorrect reply. The buyer’s solicitors may also commission an enviro search. This will indicate whether there is a recorded flood risk. If so, further inquiries will need to be initiated.

Am I right to be concerned that brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Thurrock conveyancing practice?

As with many service providers, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are numerous people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to select. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to select your own lawyer. However, bear in mind that most lenders operate an approved list of lawyers you must use for the lender related work in your home move.