We are purchasing a 1 bedroom apartment in Pevensey Bay with a mortgage. We have a Pevensey Bay solicitor, however the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Pevensey Bay lawyer as well as pay for one of their panel firms to act for them. We consider that this is inequitable; can we not demand that the mortgage company use our Pevensey Bay conveyancing practitioner ?

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 Pevensey Bay conveyancing solicitor to apply to be on the conveyancing panel.

My bid for a property was accepted at auction in Pevensey Bay. Conveyancing is necessary. What happens now?

Given that you are now exchanged you will need to instruct a conveyancing practitioner quickly as you are facing a pending a fixed date to complete the purchase. All auction property will ordinarily have an associated legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to pass this on to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.

How can we tell if a Pevensey Bay conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Pevensey Bay seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.

It is unclear whether my mortgage offer requires a lease extension. I have called into my local Pevensey Bay building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Pevensey Bay conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the conveyancing practitioner is on the mortgage company panel, she or he must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have been on the look out for a flat up to £235,500 and found one close by in Pevensey Bay I like with open areas and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Pevensey Bay for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Is it simple use your search facility to select a conveyancing solicitor in Pevensey Bay on the panel for my bank?

Step one is to pick a lender such as National Westminster Bank, Barnsley Building Society or Clydesdale then specify your location for example Pevensey Bay. Conveyancing firms in Pevensey Bay and nationally will then be listed.

Looking forward to sign contracts shortly on a basement flat in Pevensey Bay. Conveyancing lawyers assured me that they will have a report out to me within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Pevensey Bay should include some of the following:

Are you allowed to have a pet in the flat? specifics of the parties to the lease, e.g. these could be the tennant, superior lessor, landlord The total ownership of the premises. This will be the property itself but could also include a roof space or basement if relevant. What options are open to you if another tenant in the building breaches a clause of their lease? Alterations to the property

Pevensey Bay Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing

How many of the leaseholders are in arrears for their service charge payments? Are there any major works anticipated that will increase the maintenance costs? Most Pevensey Bay leasehold flats will have a service charge for maintenance of the block levied by the landlord. If you acquire the apartment you will have to meet this liability, normally quarterly throughout the year. This may be anything from several hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge for you to pay annual, this is usually not a large amount, say approximately £25-£75 but you need to enquire as occasionally it can be surprisingly expensive.