We are due to exchange buying a property in Shenfield but as a result of wreckage from the recent storms I have was able negotiate compensation from the vendor of three thousand pounds by way of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Lloyds will not permit this. Should they have been notified?

Any conveyancing practitioner being on a Lloyds conveyancing panel is duty bound to disclose to Lloyds of any variations to the purchase price. If you were to refuse your property lawyer to report the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Shenfield.

We are planning on selling our home in Shenfield and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Shenfield lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Shenfield. We have lived in Shenfield for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I have todaybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Shenfield for a purchase of a freehold house 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shenfield conveyancing specialists.

How does conveyancing in Shenfield differ for newly converted properties?

Most buyers of new build or newly converted property in Shenfield come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Shenfield tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shenfield or who has acted in the same development.

Having had my offer accepted I require leasehold conveyancing in Shenfield. Before I get started I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Shenfield - then the leasehold title will always include the basic details 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.

I purchased a split level flat in Shenfield, conveyancing formalities finalised in 2010. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Shenfield with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2102

With only 77 years left to run the likely cost is going to span between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.