I am about to complete on the purchase of a house in Loughton but as a consequence of damage from the recent storms I have was able negotiate reparation from the vendor of three thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of a side agreement yet Santander will not permit this. Why were they notified?

Your conveyancer that is on a Santander approved list is required to disclose to Santander of any amendments to the purchase price. If you were to refuse your solicitor to disclose the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Loughton.

Why is leasehold purchase conveyancing in Loughton is more expensive?

In summary, leasehold conveyancing in Loughton and elsewhere usually warrants more due diligence compared to freehold transactions. This includes analysing the lease terms, corresponding with the landlord about the service of required notices, securing current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.

I am purchasing a 3 bedroom semi in Loughton. We would like to carry out a loft conversion at the property.Will legal investigations on the property include checks to determine if these works are prohibited?

Your solicitor should check the deeds as conveyancing in Loughton will sometimes identify restrictions in the title documents which restrict certain changes or need the permission of another owner. Some works need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.

Last month we had a mortgage agreed in principle with Barclays. Loughton conveyancing solicitors were chosen. How long does it take for Barclays to send the offer to the conveyancer?

There is no definitive answer here. Have Barclays completed the valuation? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Completion of my purchase has taken place for my property in Loughton. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

My husband and I may need to let out our Loughton ground floor flat temporarily due to taking a sabbatical. We used a Loughton conveyancing practice in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A lease governs the relationship between the landlord and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Loughton do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Loughton conveyancing firm to act on my behalf?

in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to assess the amount due.

An example of a Freehold Enfranchisement decision for a Loughton flat is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case related to 2 flats. The unexpired residue of the current lease was 69.26 years.

I need to find a lender panel solicitor in Loughton. Could you help me?

Unfortunately it’s not apparent why you need a Loughton panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Loughton are on their panel . If you do find such a firm in Loughton not listed please direct them to our site to list. After all the cost is only one £1 a month