Do banks and building societies provide you with an approved list of Hythe conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?

Hythe conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

I used Stirling Law several years ago for my conveyancing in Hythe. I now require my file but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hythe of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Hythe differ for newly converted properties?

Most buyers of new build premises in Hythe come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because builders in Hythe usually acquire the real estate, 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 used to new build conveyancing in Hythe or who has acted in the same development.

Expecting to complete next month on a basement flat in Hythe. Conveyancing solicitors assured me that they report fully next week. Are there areas in the report that I should be focusing on?

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

Changes to the premises Do you need to have carpet in the flat or are you allowed wood flooring? Whether your lease has a provision for a slush fund? Repair and maintenance of the premises What options are available to the landlord where you are in breach of your lease terms?

I own a split level flat in Hythe, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Hythe with an extended lease are worth £176,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2104

With only 80 years unexpired the likely cost is going to be between £8,600 and £9,800 plus costs.

The suggested premium range 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 detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

I have read on a number of online forums that when selecting a conveyancing firm they need approved by your mortgage company. I am new to the process but I have an AIP via Halifax and I already have a family conveyancing solicitor in Hythe lined up. Does Santander need an approved solicitor to be selected? Does a directory of panel firms even exist so I can choose a conveyancing solicitor in Hythe?

You need to choose a solicitor that is on the Santander panel. Simply call your preferred Hythe conveyancing solicitor to check if they are on the Santander panel. If they are not on the panel you have a couple of alternatives available to you here:

• Complete the deal with your existing Hythe conveyancer but Santander will undoubtedly appoint a conveyancer from their approved list. The net result is additional fees together with probable frustration.
• Choose a new conveyancing practitioner to conduct the conveyancing, not forgetting to check that they are on the Santander conveyancing panel.
• Convince your conveyancer to pull out all the stops to get listed on the Santander conveyancing panel.