My partner and I are hoping to acquire a home in Chelmsford and have instructed a Chelmsford conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Scotland have this afternoon contacted us to advise us that there is now an issue as our Chelmsford conveyancer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also act for 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 property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Chelmsford solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

We are about to complete on the purchase of a house in Chelmsford but as a result of wreckage from the recent storms I have managed to agree recompense from the vendor in the sum of £3k by way of a deduction in the price. I had intended this to be addressed as part of a side agreement but Santander will not permit this. Why were they approached?

The solicitor being on the Santander conveyancing panel is duty bound to disclose to Santander of any variations to the purchase price. If you prohibit your solicitor to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Chelmsford.

Due to the encouragement of my in-laws I had a survey completed on a house in Chelmsford ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will refuse to issue a mortgage on such a property.

It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chelmsford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Chelmsford to see if the conveyancing costs will increase in light of this.

What does commercial conveyancing in Chelmsford cover?

Chelmsford conveyancing for business premises covers a wide array of guidance, provided by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies 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 tenancies.

I wish to rent out my leasehold flat in Chelmsford. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Chelmsford do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Chelmsford Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

In the main the cost for major works tend not to be wrapped into the service charges, although some managing agents in Chelmsford obliged leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. The answer will be important as a) areas may cause problems for the block as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the running of the building you will need to have all the details Are there any major works anticipated that will likely add a premium to the maintenance fees?