My husband and I are looking to buy a house in Battlesbridge and are in fact using a Battlesbridge conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Lloyds TSB Bank have this evening contacted us to advise us that there is now an issue as our Battlesbridge lawyer is not on their approved list of lawyers. What do we do from here?

When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Battlesbridge solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

Do the conveyancing solicitors that you recommend conduct right to buy conveyancing in Battlesbridge?

We have identified plenty of conveyancing firms who can service right to buy transactions Please e-mail us with a view to obtain a costs illustration.

Just had an offer accepted on a new build flat in Battlesbridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Battlesbridge

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared.

Taking into account that I am about to spend £400,000 on a two bedroom apartment in Battlesbridge I would like to talk to a lawyer about myconveyancing ahead of giving the go ahead to the firm. Can this be arranged?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your property ownership legalities in Battlesbridge.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Battlesbridge should be the amount on the final invoice that you end up paying.

I am looking for a conveyancing lawyer in Battlesbridge for my remortgage. Is there any facility to see a firm’s record with the profession’s regulator?

You can see documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.