My husband and I are purchasing a 3 bedroom flat in Burwash with a mortgage. We have a Burwash conveyancer, but the bank advise she’s not on their "panel". It seems we have no option but to instruct one of the mortgage company panel firms or continue with our Burwash and pay for one of their panel ones to represent them. This feels very unfair; are we not able to demand that the mortgage company use our Burwash ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Burwash conveyancing solicitor to apply to be on the conveyancing panel.

Why do I have to pay up front when it comes to conveyancing in Burwash?

If you are buying a property in Burwash your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the purchase price then this will be asked for immediately before contracts are exchanged. The closing balance that is due will be payable a few days prior to the completion date.

Just acquired a detached house in Burwash , how long should it take for the Land Registry to register the transfer to my name? My Burwash conveyancing solicitor works at snail pace, so I want to check the land registry aspects are concluded.

As far as conveyancing in Burwash registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. Currently approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration is effected after the buyer has moved in to the property so an expedited registration is not always top priority yet if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Burwash. Conveyancing is a frightening process 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 selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Burwash

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am the registered owner of a split level flat in Burwash, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Burwash with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease ceases on 21st October 50

You have 50 years remaining on your lease the likely cost is going to range between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.