Our Essex conveyancer has discovered a difference when comparing the information in the home valuation survey and what is in the conveyancing documents. My lawyer informs me that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s approach legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Are the BSA intent on creating a online directory to list firms on the Loughborough BS conveyancing panel for example in Essex?

We have not been informed any plans on the part of the BSA to promote such a search facility.

I am buying a new build house in Essex with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my conveyancer about this extras as it would impact my loan with Coventry Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 have been on the look out for a ground for flat up to £245,000 and found one round the corner in Essex I like with amenity areas and transport links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Essex suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan that many years will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Essex. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Essex ?

Most houses in Essex are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Essex in which case you should be shopping around for a Essex conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer will report to you on the legal implications.

Leasehold Conveyancing in Essex - A selection of Questions you should consider Prior to buying

Best to be warned if window replacement or some other major work is due in the foreseeable future to be shared amongst the tenants and could well materially impact the level of the maintenance charges or require a specific invoice. The best form of lease structure is a share of the freehold. In this arrangement the lessees have control and although a managing agent is frequently employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Are any of leasehold owners in dispute over their service charge payments?