Cunningtons Solicitors in Braintree

Great Square
Braintree
Essex
CM7 1UD
United Kingdom

Tel: 01376 326868
Fax: 01376 550003

quotes@cunningtons.co.uk

Solicitors in Braintree since 1748

Cunningtons LLP in Great Square in Braintree, Essex, is the head office for Cunningtons Solicitors across the UK.

Established in 1748, the Braintree head office in Great Square is still in its original offices. This amounts to more than 250 years of experience and tradition.

If you need access to any of our legal services from property and family law to litigation and wills, you can talk to the right people face-to-face in Braintree.

Contact us to ask about our legal fees by clicking here. And ask for your conveyancing quote here.

Bryony Wilmshurst, Head of Wills & Probate

 

Bryony Wilmshurst

Partner in charge of the Braintree branch

Bryony is the Partner in charge of the Braintree branch of Cunningtons. She also heads the firm’s Private Client department.

She deals with Wills, Probate, Trusts, Powers of Attorney, Court of Protection matters and Charities.

Read more about Bryony on her Partner profile page here >>

01376 326868

  • Fixed Legal Fees
  • Easy Conveyancing Quotes Braintree
  • Personal Contact
  • Local Branch
  • National Coverage
  • Fixed Fee Conveyancing in Braintree
  • Contact by Phone or Email
  • Great Reviews
  • Award-winning Solicitors
  • Conveyancing since 1748
  • Specialist Conveyancing Solicitors

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Cunningtons LLP solicitors in Braintree offer you a range of legal services, focusing on Property, Wills, Family Law and Civil Litigation.

Residential Conveyancing
Residential Conveyancing

At Braintree, we have solicitors who are experts in all aspects of residential property transactions from sale or purchase of both freehold and leasehold properties, re-mortgages, transfers of equity and agreed lease extensions.

Civil Litigation
Civil Litigation

Cunningtons Civil Litigation service is run by Braintree-based solicitor Mark Taylor. We can guide you through all aspects of litigation including debt, landlord & tenant, Will disputes and professional negligence.

 Family & Matrimonial Law
Family & Matrimonial Law

Cunningtons Family & Matrimonial service is run by Braintree-based solicitor Jill Wiggins. We can guide you through all aspects of family law including pre-nuptial agreements, divorce, civil partnerships, cohabitation agreements, and childcare arrangements.

Wills & Probate
Wills & Probate

Cunningtons Will drafting service will help you to understand the forms to be completed and make sure final documents are correctly executed, giving you peace of mind that your affairs will be left in order and avoiding complex intestacy problems.

 

 

More about Braintree and Cunningtons LLP Solicitors

The Braintree branch of Cunningtons LLP was established in 1748, and specialised in residential conveyancing from the outset as it was Braintree’s first ever conveyancing solicitor firm. So if you’re looking for experienced lawyers with fixed legal fees to take care of your property in Braintree, look no further.

We don’t have any reviews from the 18th century, however you can read some more recent testimonials in our review section here.

As Braintree is Cunningtons founding branch, you can access each of the legal services we offer through our Braintree hub.

This includes not only Conveyancing, but also Family Law, Civil Litigation, Wills and Probate, and Employment Law.

Moving house with the help of a professional property expert makes things faster, easier and more secure. No-one wants to take risks with the sale or purchase of their most valuable asset, and our conveyancing solicitors make sure of that.

The team at Cunningtons provide Conveyancing for buyers and sellers not only for property in Braintree and Essex but also throughout England and Wales. We provide comprehensive conveyancing quotes, providing fixed conveyancing fees for clients wherever they are.

Conveyancing for Buying Property

After you have agreed to our conveyancing quote for our legal fees, the process for purchasing your property involves contacting the seller’s conveyancing solicitors to check the title deeds, running required searches, liaising with your mortgage company to confirm the money is in place, and reporting back to you with all the required documents for you to sign.

Then when you have exchanged contracts:

  • we make sure the deposit money is in the right place,
  • prepare all the completion papers and statements,
  • submit the ‘certificate of title’ to your lender,
  • make sure all search information is received,
  • then make sure that money from the mortgage lender is in the correct account.

Finally, it’s time for completion – that means:

  • we make sure all the money has been paid to the seller’s solicitors in exchange for the deeds and documents,
  • resolve the account with you,
  • pay stamp duty,
  • and finally, register you as the new owner with the Land Registry.

For more information on what your property lawyers do during the buying part of the conveyancing process, click here.

Conveyancing for Selling Property

When it comes to selling your house or flat, the process is slightly simpler, though the legal side is just as important. Start off by asking our solicitors for a fixed-fee conveyancing quote.

When you have agreed our legal fees quote and signed up with us as your conveyancing solicitors:

  • your mortgage company sends us your title deeds, as well as a statement of the amount of money you still owe for your property.
  • Your buyer’s solicitor then asks us for any other information they need.
  • We then prepare a sale contract with preferred dates to complete – this leads to the Exchange of Contracts.
  • The buyer then pays the deposit money into our solicitor account,
  • then we get a statement from your mortgage company.
  • As your conveyancing solicitor, we receive the money we need to pay your estate agent’s commission fee, and this is all accounted for in your financial statement.

After Completion,

  • we move the money gained from the sale to you, your estate agent, and your mortgage company.
  • We arrange for your estate agent to hand over the keys to your property’s new owner.
  • We then send you any remaining money, as well as a statement detailing all the expenses of your sale.
  • Finally, we send over the title deeds to the buyer’s solicitors – and your property is sold.

For more information on the selling part of the conveyancing process, click here.

Conveyancing for Remortgaging your Home

Our conveyancing solicitors are not all about moving home; we can help with remortgaging too. When you remortgage your property, you still need to make sure the legal side is taken care of to ensure your home is secure.

Our conveyancing service has you covered here too.

Once you have agreed our legal fees conveyancing quote, your named solicitor receives your title deeds, as well as a copy of your title from the Land Registry – they then run up-to-date searches as required.

Your lender then sends your solicitor your new mortgage offer, and you get sent the mortgage deed to sign.

They arrange to receive the money from your new loan, and get an updated account of your loan amount. One or two final search checks, then your remortgage is complete – the remaining money goes into the correct accounts and your remortgage is registered with the Land Registry.

For more information on the remortgaging side of the conveyancing process, click here.

Braintree Family Law solicitors

Family Law is not just about divorce, though of course it is a big part of our work. Our team helps people with aspects of setting up a formal relationship such as pre-nuptial and cohabiting agreements.

Unfortunately there are times when people talk to us about divorce, separation, and the relationship breakdown that can start with domestic violence and coercive control.

We are aware that if a relationship doesn’t work out the people who suffer the most are children, and our team is focussed on ensuring that children are at the heart of any separation. This includes ensuring that contact between both parents and children is taken care of appropriately.

As an obvious offshoot of our divorce service, we provide help to assess the financial implications of a split – the costs of ending a relationship can make life difficult.

We also assist with the legal side of adoption and guardianship.

Civil Litigation

Cunningtons’ Civil Litigation department is also based at the head office in Braintree; however, you can access the service from all other branches. They help whenever you have to deal with general legal disputes, including contracts of any kind.

Some of the more common queries they handle are concerns about property – and Cunningtons have a very strong conveyancing arm to back this up.

Other contracts that we all come into contact with at some stage in our lives are Wills, and we offer advice on all related aspects such as probate and inheritance issues.

Employment Law

Most of us also encounter Employment Law issues at some time in our lives, even if it’s as an employee signing a contract for a part-time job, or a small business considering taking on extra staff.

The Braintree-based Employment Law department can assist you from the moment a post begins, through the entire post – issues such as discrimination, behaviour issues and parental leave, right up to changing jobs or retiring.

Wills and Probate

No matter who you are and how much money you have / don’t have, you should have an up-to-date Will. No-one knows when they will need their Will, but dying without a simple Will can be very unfair for those who care for you – and dying intestate makes a bad situation even worse.

Cunningtons can help you make your Will, store it, and assist with probate when it needs to be executed. We also assist with deputyships, advance directives, and lasting powers of attorney, as well as planning for inheritance tax and setting up trusts.

Frequently Asked Questions

Here are some questions that our Braintree branch gets asked: if you need an answer to a question that is not on this list, please contact us for an answer.

> What happens in the conveyancing process?

Conveyancing is the legal process of transferring property, and it happens whenever UK property is bought, sold or remortgaged.

The conveyancing process for each transaction is different, and generally involves liaising between buyers, sellers, mortgage companies, local councils and the Land Registry.

If you are buying property:
We contact the seller’s solicitors to check the title deeds and contract, then conduct a variety of searches depending on the location, check the formal mortgage offer, collect together documents that require signing, organise the handing over the deposit, ensure all monies are in the right accounts, arrange completion of sale, ensure the correct stamp duty is paid, instruct the land registry of the change in ownership, then send the deeds to either the buyer or the mortgage lender.

If you are selling property:
We obtain the title deeds and up-to-date information from the Land Registry, arrange the contracts that outline the sale, liaise with the buyer’s solicitors, find out the balance on your mortgage if necessary, send deeds for signing, arrange for estate agents’ fees to be paid, collect all funds due to the seller, submit statements and send dees and keys to the new owner.

If you are remortgaging:
We obtain the title deeds and up-to-date title copy from Land Registry, deal with any searches, receive mortgage offer, ask you to sign mortgage deed, arrange for the delivery of the new loan, get up-to-date statement from current lender, run searches at the Land Registry, receive the loan and repay existing mortgage, and register the new mortgage with the Land Registry.

In brief, conveyancing has a number of stages and differs according to the purpose of the transaction, the finances of the buyer/seller/remortgager, the geographical location of the property, and the number of other transactions in the chain.

Talk to your conveyancing solicitor throughout the process and they’ll keep you up to date with this important process.

> What is the difference between a solicitor and a conveyancer?

When you use a solicitor for conveyancing you can be sure that they are regulated by the Solicitors’ Regulation Authority (SRA), a member of the Law Society, have degree-level qualifications and at least two years on the job training before qualifying as a conveyancing solicitor.

Whereas a conveyancer tends to be regulated by the Council for Licenced Conveyancers (CLC) and is usually less highly qualified, although can still be perfectly competent.

> What searches does a conveyancer do?

The standard searches your conveyancing solicitor undertakes are:
– local authority,
– water/drainage, and
– environmental.

There are a number of other searches to undertake depending on the locality of the property. For example, in mining areas a mining search is also always obtained. There may also searches for Gypsum in areas where gypsum mining has taken place, Lead MiningChina Clay, and Limestone.

Check with your property solicitor to find out which searches they are intending to undertake.

> When I ask for a conveyancing quote, do I have to pay anything?

All our conveyancing quotes are free and you are not obliged to use our conveyancing services.

However, we have found that most people who receive a quotation for our conveyancing services are happy to use us and remain loyal customers for future moves!

> Is there a difference between freehold and leasehold conveyancing?

The short  answer is yes.

When dealing with leasehold transactions, there are many more things to check during the conveyancing process, including ground rent, service charges, licences under the Lease and leasehold covenants (obligations).

For this reason we charge an additional fee for dealing with leasehold transactions.

> Should I use an online conveyancing company?

We do not generally recommend using an online conveyancer; although you often pay a lower fee, the level of service will also be lower.

You will rarely speak to the same person twice, and you have to be wary of the extras they add on.

When you are dealing with something as valuable as your home, it is important not to take risks. And the potential small savings to be made by using online conveyancing don’t add up – yet. You should meet the solicitor who is working on your case face-to-face.

> How do I avoid fraudulent transactions when moving house?

With such large amounts of money changing hands, there can be attempts to steal them in transit.

It is easy to avoid fraud if you follow simple rules:
1 – Never ever disclose bank account details by email.
2 Never pay money into an account whose details you have received by email.
3 Both you and your solicitor should pay into accounts whose details you have received by phone or in person.
4 – Ideally, test the veracity of bank account details by making an initial payment of £1 – which you then verify by telephoning your conveyancing solicitor – before paying any more.

> How long does conveyancing take?

As most home moves depend on a number of different factors, it is impossible to predict how long your conveyancing will take. However, on average the process will usually take about 8 weeks for a freehold property, and slightly longer for a leasehold.

But as there can be a number of transactions going on at the same time, usually with a chain of strangers all buying and selling their homes and getting mortgages in place – the process rarely depends on just one person.

That’s why moving home is a great time to practice calm and patience, as it is out of your control.

FURTHER INFORMATION

Conveyancing Done Right

What is conveyancing, how long does it take, and what can go wrong? We guide you through your choices

Find Out More

Jargon Buster

There’s a lot of jargon involved in the world of conveyancing, so we have put together a list of the most common terms, with explanations.

Find Out More

Braintree Partner Profile

Bryony is the Partner in Charge of the Braintree branch. Find out more about her here.

Find Out More