I am selling my apartment in Heathfield and the estate agent has just telephoned to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. On what basis would a leading mortgage company only work with certain law firms rather the firm that they want to choose to handle their conveyancing in Heathfield ?

UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Lenders blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

I purchased a terraced Georgian house in Heathfield. Conveyancing lawyer represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heathfield and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing lawyer who completed the work.

How does conveyancing in Heathfield differ for new build properties?

Most buyers of new build residence in Heathfield come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Heathfield tend to acquire 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 Heathfield or who has acted in the same development.

I need to instruct a conveyancing solicitor for freehold conveyancing in Heathfield. I've stumble across a web site which seems to have the perfect solution If there is a chance to get all formalities done via email that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've found a house that appears to be perfect, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Heathfield. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Heathfield ?

The majority of houses in Heathfield are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Heathfield in which case you should be looking for a Heathfield conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your solicitor will advise you fully on all the issues.

I own a studio flat in Heathfield, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Heathfield with over 90 years remaining are worth £202,000. The ground rent is £60 yearly. The lease terminates on 21st October 2083

With 57 years left to run we estimate the price of your lease extension to be between £28,500 and £33,000 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.