I am purchasing a new build house in Shenfield with a mortgage from . The builders would not reduce the amount so I negotiated 6k of additionals instead. The sale representative advised me not reveal to my conveyancer about this side-deal as it will impact my loan with the lender. Should I keep quiet?.

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 was recommended by numerous selling agents in Shenfield to choose a property lawyer on your site. What’s the financial upside for Estate Agents to promote your lawyers ahead of a competitor’s?

We don’t give any financial incentive for sending work our way. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I have been sourcing a conveyancing lawyer in Shenfield for my home move. Can I review a firm’s complaints history with the legal regulator?

Members of the public can find documented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.

I am tempted by the attractive purchase price for a two flats in Shenfield which have about fifty years left on the lease term. should I be concerned?

A lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the marketability of the lease reduces and it becomes more costly to extend the lease. This is why it is advisable to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this area.

I bought a 2 bed flat in Shenfield, conveyancing having been completed 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Shenfield with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

I see that you have a post code search directory identifying law firms on the bank conveyancing panel. Do Shenfield conveyancing firms pay you a commission if I retain them for my conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Shenfield.