I am considering applying for a Nottingham mortgage for purchase of a new build (under development) in Robertsbridge with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?

There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I'm the single recipient of my late mum's estate with all property in now in my sole name, including the house in Robertsbridge. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in June. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many mortgage companies would take a sensible view as this requirement chiefly exists to identify subsales or the wholesaling and assigning of property.

Bank of Ireland have agreed my mortgage in principle, my bid on a house in Robertsbridge has been accepted, what are the next steps?

The property agent will wish to be advised as to your lawyer's details (make sure the solicitors are on the bank’s panel). Telephone Bank of Ireland or your financial adviser and finish off any outstanding paperwork. Bank of Ireland will sellect a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Robertsbridge.

My sealed bid on a property in Robertsbridge has been agreed to, but there is a chain. The sellers have offered on a property, however it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Robertsbridge. What do I do now? At what stage should I apply for the mortgage with Yorkshire BS?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Robertsbridge conveyancing search costs, etc). First, you should ensure that your conveyancer is on the Yorkshire BS conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. In a hot market many home buyers will apply for a home loan with Yorkshire BS and pay for the valuation and only if it was satisfactory would they request their lawyer to proceed with searches.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Robertsbridge?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Robertsbridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

We are 14 days into a freehold purchase having been recommend to solicitors by the local agent to execute conveyancing in Robertsbridge. I am am very dissatisfied with the level of service. Could you you assist me in finding new lawyers?

They would have to be really bad to suggest diss instructing them. Has your mortgage offer been sent? If so you will need to advise them of the new contact details and have the mortgage documents are re-sent. Your solicitor ideally should be on the mortgage company panel to avoid escalating expenses and frustration. That should be your starting point. Our search tool can help you find a bank approved solicitor for your conveyancing in Robertsbridge

I am a negotiator for a long established estate agency in Robertsbridge where we see a number of flat sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Robertsbridge conveyancing firms. Please can you clarify whether the seller of a flat can commence the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a garden flat in Robertsbridge, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Robertsbridge with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease comes to an end on 21st October 2082

You have 57 years unexpired we estimate the premium for your lease extension to range between £28,500 and £33,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.