I am in the process of selling my maisonette in Brighton and the EA has just text me to say that the buyers are appointing a new property lawyer. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. Why would a big named mortgage company only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in Brighton ?

UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

four months have elapsed following my purchase conveyancing in Brighton took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Given that I will soon part with hundreds of thousands of pounds on a garden flat in Brighton I wish to have a conversation with the conveyancer concerning thetransaction prior to appointing the firm. Can this be arranged?

Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your property ownership legalities in Brighton.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Brighton should be the figure that you end up paying.

I have been sourcing a conveyancing solicitor in Brighton for my sale. Is it possible to review a solicitor's complaints history with the legal regulator?

Members of the public can find presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.

Having checked my lease I have discovered that there are only 68 years remaining on my lease in Brighton. I now wish to get lease extension but my landlord is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to find the lessor. For most situations a specialist would be helpful to try and locate and prepare an expert document which can be used as proof that the landlord can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the application to the County Court covering Brighton.

Leasehold Conveyancing in Brighton - Examples of Queries before Purchasing

The majority of Brighton leasehold flats will be liable to pay a service charge for maintenance of the building invoiced on behalf of the management company. Should you acquire the apartment you will have to pay this amount, normally periodically during the year. This can vary from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent for you to pay yearly, ordinarily this is not a exorbitant sum, say around £25-£75 but you should to enquire it because sometimes it can be prohibitively expensive. What prohibitions are contained in the Brighton Lease?