I do hope you can help me. My Bembridge solicitor is informing me me that he has toapply for Bembridge conveyancing searches resulting from the fact thatthe firm are on the HSBCsolicitor panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Bembridge conveyancing searches.

I am buying a 4 bedroom semi-detached house in Bembridge. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve investigations to determine if these alterations are permitted?

Your conveyancer will check the registered title as conveyancing in Bembridge can occasionally reveal restrictions in the title deeds which prohibit certain changes or require the permission of another owner. Certain works call for local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I am buying a property in Bembridge. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

Given that you are obtaining a mortgage with your lawyer must check the formal instructions contained in Part two of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and are required to report to where a lease does not meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to Bembridge.

I recently had an offer agreed on an apartment in Bembridge. My mortgage broker pressured me to appoint their . I paid an advanced payment of £150. Soon after, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

The estate agent has sent us the confirmation of our purchase of a new build flat in Bembridge. Conveyancing is daunting 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 are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bembridge

Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

In my capacity as executor for the estate of my grandmother I am disposing of a house in Newport but live in Bembridge. My solicitor (based 200 miles awayrequires that I sign a stat dec before completion. Could you suggest a conveyancing practitioner in Bembridge who can witness and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Bembridge

I am the registered owner of a ground floor flat in Bembridge, conveyancing was carried out in 1995. Can you work out an approximate cost of a lease extension? Comparable properties in Bembridge with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 50

With just 50 years left to run we estimate the premium for your lease extension to span between £36,100 and £41,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.