I am considering applying for a HSBC mortgage for purchase of a newly converted (under development) in Basildon with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?

There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Will my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Basildon.

Flooding is a growing risk for conveyancers carrying out conveyancing in Basildon. There are those who purchase a house in Basildon, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that can be initiated by the buyer or by their lawyers which will figure out the risks in Basildon. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a purchaser may issue a claim for damages as a result of such an misleading reply. A buyer’s lawyers will also conduct an enviro search. This should reveal if there is a recorded flood risk. If so, further inquiries will need to be conducted.

Just had an offer accepted on a new build flat in Basildon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Basildon

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan.

In my capacity as executor for the estate of my aunt I am selling a residence in Swansea but I am based in Basildon. My solicitor (who is 235 kilometers from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Basildon who can attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Basildon

I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Basildon. Conveyancing advisers have are about to be instructed. Will they explain the issues?

The majority of houses in Basildon are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Basildon in which case you should be shopping around for a Basildon conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

I inherited a 1st floor flat in Basildon, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Basildon with an extended lease are worth £222,000. The ground rent is £50 per annum. The lease runs out on 21st October 2096

With 71 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.