I am not in a position to travel far from Polegate. Please clarify why all Polegate conveyancers are not on all mortgage company panels?

Pre- 2008 most lenders displayed an attitude to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into mortgage fraud which concluded: know the solicitors on your panel. Consequently, banks have since soughtmore information from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have been excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the mortgage companies set.

I am in the process of refinancing my apartment in Polegate, does my lawyer have to be on the Barclays Solicitor panel?

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

Just bought a semi-detached house in Polegate , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Polegate conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.

There is nothing unique when it comes to conveyancing in Polegate registration formalities. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. At present roughly 80% of submission are completed within 12 days but occasionally there can be protracted hold-ups. Registration occurs once the purchaser has moved in to the property so an expedited registration is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

I'm purchasing my first flat in Polegate with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my lawyer about this side-deal as it may adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Expecting to sign contracts shortly on a leasehold property in Polegate. Conveyancing solicitors inform me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Polegate should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The physical ownership of the property. This could be the property itself but might incorporate a attic or storage are if applicable. Does the lease require carpeting throughout thus preventing wood flooring? Repair and maintenance of the property It needs to be made clear to you if the lease permits you to add or upgrade anything in the flat- you should be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether licences for alterations is required

I am the registered owner of a 2 bed flat in Polegate, conveyancing having been completed 5 years ago. How much will my lease extension cost? Equivalent flats in Polegate with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2079

With 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 as well as professional fees.

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 without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.