My Braintree lawyer has discovered a discrepancy between the assumptions in the valuation survey and what is in the legal papers for the property. My solicitor informs me that he must ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s approach correct?

Your 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 you.

We are purchasing a house and the solicitor has identified Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this really required for conveyancing in Braintree

Unless a prior purchase of the premises completed after 12 October 2013 you may assume that lawyers delivering conveyancing in Braintree to continue to advocate a chancel search and or chancel repair liability policy.

What does commercial conveyancing in Braintree cover?

Braintree conveyancing for business premises incorporates a wide range of guidance, supplied by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, 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 mortgages and the termination of tenancies.

In my capacity as executor for the estate of my uncle I am disposing of a house in Swansea but reside in Braintree. My lawyer (based 250 kilometers from mehas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Braintree who can witness and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Braintree based

My partner and I may need to rent out our Braintree basement flat for a while due to a new job. We used a Braintree conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Braintree 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 see references. Experience suggests 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 consent.

Braintree Leasehold Conveyancing - Sample of Queries before Purchasing

The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants enjoy being in charge if their destiny and even though a managing agent is frequently retained where the building is larger than a house conversion, the managing agent employed by the leaseholders. How many years are left on the lease? Most Braintree leasehold properties will be liable to pay a service charge for maintenance of the building levied on behalf of the freeholder. Where you purchase the flat you will have to pay this liability, normally in instalments accross the year. This could be anything from several hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a rentcharge for you to pay yearly, normally this is not a exorbitant figure, say around £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds.