we are a couple who wish to acquire a newbuild flat in Ingatestone with a residential mortgage from Barclays .We would like to retain our Ingatestone conveyancing solicitor but Barclays says his firm is not listed on their approved list of member firms. We have to appoint a Barclays panel solicitor or retain our local solicitor and pay for a Barclays panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The home loan issued to you is subject to its various provisions, a common one being that lawyers must be on the Barclays conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Barclays

When it comes to mortgage companies such as Skipton, do Ingatestone property lawyers face an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Is it the case that all Ingatestone solicitors on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the SRA. Many banks do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.

Two weeks ago we had a mortgage agreed in principle with UBS. Ingatestone conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from UBS?

Some lenders take longer than others. Have UBS conducted the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Ingatestone.

Flooding is a growing risk for lawyers carrying out conveyancing in Ingatestone. There are those who buy a property in Ingatestone, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, however there are a numerous searches that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Ingatestone. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to determine whether the premises has ever been flooded. In the event that the residence has been flooded in past which is not notified by the owner, then a buyer could issue a compensation claim as a result of such an misleading reply. A purchaser’s conveyancers may also conduct an enviro report. This should disclose whether there is any known flood risk. If so, more detailed inquiries should be made.

I am purchasing a new build house in Ingatestone with a mortgage from Platform Home Loans Ltd. The sellers would not reduce the price so I negotiated 6k of additionals instead. The property agent told me not to tell my lawyer about the side-deal as it will put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

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 work for a busy estate agency in Ingatestone where we have experienced a few flat sales jeopardised due to short leases. I have received inconsistent advice from local Ingatestone conveyancing solicitors. Please can you clarify whether the owner of a flat can start the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I am the registered owner of a studio flat in Ingatestone, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Ingatestone with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2096

With just 72 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.