I am getting a mortgage offer from Lloyds. I intend to use a Licensed Conveyancer in Pevensey Bay. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Pevensey Bay is the location of the property. Can you offer any advice?

Flying freeholds in Pevensey Bay are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pevensey Bay you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pevensey Bay may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What does commercial conveyancing in Pevensey Bay cover?

Commercial conveyancing in Pevensey Bay covers a broad range of advice, provided by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I own a leasehold flat in Pevensey Bay. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Pevensey Bay who acted for me is not around. Do I pay?

First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Pevensey Bay conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a garden flat in Pevensey Bay, conveyancing formalities finalised in 2006. How much will my lease extension cost? Similar properties in Pevensey Bay with over 90 years remaining are worth £201,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2089

With 64 years remaining on your lease we estimate the premium for your lease extension to range between £14,300 and £16,400 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

My wife and I hope to acquire our 1st home in Pevensey Bay. Conveyancing lawyer already instructed. The broker pointed out that a survey is not needed as the house was only constructed twenty two years ago.

You would be well advised to undertake a Home Buyer's Report. Given the property is over ten years old the property will be without a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. They will highlight any apparent issues and recommend additional investigation if appropriate. If there are any indications of material issues get a comprehensive structural survey.