My wife and I are looking to acquire a property in Battlesbridge and are in fact using a Battlesbridge conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Bank of Scotland have this morning contacted us to inform me that they have now hit a problem as our Battlesbridge conveyancer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. 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 Quality Scheme. Your solicitor should contact your bank 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 bank's conveyancing panel and you may continue to use your own Battlesbridge solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I am the registered owner of a freehold property in Battlesbridge but still charged rent, why is this and what is this?

It’s unusual for properties in Battlesbridge and has limited impact for conveyancing in Battlesbridge 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 establishment of new 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 will be dispensed with completely.

I'm purchasing a new build house in Battlesbridge with a loan from Platform Home Loans Ltd. The builders refused to budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my solicitor about this deal as it may affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Battlesbridge is the location of the property. Can you offer any assistance?

Flying freeholds in Battlesbridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Battlesbridge you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Battlesbridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Expecting to exchange soon on a garden flat in Battlesbridge. Conveyancing lawyers assured me that they are sending me a report on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Battlesbridge should include some of the following:

You should be told what is to be regarded as a Nuisance as far as the lease is concerned Advice concerning the obligations in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder enjoys Repair and maintenance of the property How long the lease is. You should be advised as what happens when the lease ends, and informed of the importance of the 80 year mark What options are open to you if a neighbour breaches a clause of their lease?

I am the registered owner of a garden flat in Battlesbridge, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Battlesbridge with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease ends on 21st October 2094

With 70 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.