I can't travel far from Shenfield. I would like to know the understand why all Shenfield property lawyers are not on all lender panels?

Lenders highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in banks and building societies removing a number of firms from their panel of approved conveyancing practitioners .

When it comes to lenders such as Principality, do Shenfield property lawyers face a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I am currently in the process of buying my council flat in Shenfield. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

After what seems like an age I have had an offer on a maisonette in Shenfield agreed to, but there is a chain. The owners have placed an offer on somewhere, but it’s not been accepted yet, and have viewings of other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Shenfield. What should be my next step? When should I get the mortgage application with Leeds Building Society going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Shenfield conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Leeds Building Society approved list. As to the next phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a buoyant market the majority of purchasers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they request their lawyer to proceed with the conveyancing in Shenfield.

The estate agent has sent us the confirmation of our purchase of a new build flat in Shenfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Shenfield

Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.

I'm remortgaging my existing house to a BTL mortgage with Britannia and intend to use the remaining equity as a down payment on further house. The neighborhood we are interested in is Shenfield. Will your lawyers be able to act for the two lenders and link together the conveyances?

Make use of our search tool on this page to check that the solicitors are approved by both lenders. On the basis that they are the conveyancer should be able to connect the two transactions but you should talk with you conveyancer and make clear your desired outcome and needs.

I am on look out for some leasehold conveyancing in Shenfield. Before I set the wheels in motion I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and almost all are in Shenfield - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Shenfield Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

It is important to be aware if redecorating or some other significant cost is due in the near future that will be shared amongst the leaseholders and may well dramatically impact the level of the maintenance charges or require a one off invoice. What is the annual maintenance fee and ground rent? How long is the Lease?