We are due to complete on the purchase of a house in Brentwood but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the vendor in the sum of six thousand pounds taking the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract but Principality are not allowing this. Why were they approached?

The conveyancer being on a Principality approved list is duty bound to disclose to Principality of any changes to the sale price. If you were to refuse your solicitor to notify the price change to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new lawyer for your conveyancing in Brentwood.

We are getting a further advance on our home loan from RBS as we wish to carry out alterations to our property in Brentwood. Are we obliged to appoint a high street Brentwood solicitor on the RBS conveyancing panel to handle the paperwork?

RBS would not normally appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.

I am selling my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being pedantic. The Brentwood solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.

After what feels like an age I have had an offer on a flat in Brentwood accepted, the owners do however have a tied purchase. The owners have put an offer on a property, however it’s not yet agreed to, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Brentwood. What do I do now? At what point do I apply for the mortgage with Yorkshire BS?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then survey, Brentwood conveyancing search fees, etc). First, you should check that your property lawyer is on the Yorkshire BS conveyancing panel. Concerning the subsequent stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a rising market some home buyers would apply for the mortgage with Yorkshire BS and pay for the valuation and only if it comes back ok would they ask their conveyancer to press on with searches.

My friend advised me that where I am buying in Brentwood I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Brentwood conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Brentwood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Brentwood.

About to purchase a new build apartment in Brentwood. Conveyancing is daunting 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 legal work.

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

Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I am looking for a leasehold apartment up to £245,000 and found one close by in Brentwood I like with a park and transport links nearby, however it only has 61 years on the lease. I can't really find anything else in Brentwood for this price, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.