My stepmother pointed out to me me that in purchasing a property in Battlesbridge there may be various restrictions prohibiting external alterations to the property. Is this right?

There are a number of properties in Battlesbridge which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Battlesbridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Battlesbridge Conveyancing Quality Solicitors on the Lloyds conveyancing panel?

It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being problematic. The Battlesbridge solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My partner and I are downsizing from our property in Battlesbridge and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Battlesbridge lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Battlesbridge. We have lived in Battlesbridge for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

What does commercial conveyancing in Battlesbridge cover?

Battlesbridge conveyancing for business premises covers a broad range of advice, supplied by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I am using a search engine for the words cheap conveyancing in Battlesbridge it reveals numerous solicitorsin the area. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?

The ideal method of seeking the right conveyancer is through a trusted testimonial, so ask colleagues and those you trust who have acquired a property in Battlesbridge or the respected estate agent or mortgage broker. Charges for conveyancing in Battlesbridge differ, so it's advisable to secure a minimum of four quotes from different conveyancers. Make sure that you clarify what costs in the quote includes.

Can you provide any advice for leasehold conveyancing in Battlesbridge with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Battlesbridge can be reduced where you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ lawyers.
In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Battlesbridge state that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord approving such alterations. If you dont have the consents to hand do not communicate with the landlord without checking with your lawyer before hand. The majority of freeholders or managing agents in Battlesbridge charge for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Battlesbridge. If you have had conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. A minority of Battlesbridge leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.

Battlesbridge Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

How long is the Lease? Who manages the block? How many of the leaseholders are in arrears for their service charge payments?