Last month we had a mortgage agreed in principle with HSBC. St Leonards On Sea conveyancing practitioners are appointed. How long does it take for HSBC to send the offer to the property lawyer?

There is no definitive answer here. Have HSBC completed the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I can not work out if my bank requires a lease extension. I have called my St Leonards On Sea bank branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My St Leonards On Sea conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your lender. 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 left on the lease.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local St Leonards On Sea solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Leonards On Sea surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I moved into my house on 3 April and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in St Leonards On Sea said it will be formalised in less than a month. Are titles in St Leonards On Sea particularly slow to register?

As far as conveyancing in St Leonards On Sea registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. At present in the region of 80% of submission are completed within 12 days but some can be subject to protracted hold-ups. Historically registration takes place after the new owner has moved in to the property so 'speed' is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.

I am four weeks into a residential purchase having been recommend to solicitors by the estate agent to do our conveyancing in St Leonards On Sea. We are not happy. Can you help me find new conveyancers?

They would need to be really poor in order to consider diss instructing them. Has your mortgage been sent? If so you need to advise them of the new solicitor and ensure the loan are re-issued. Your new conveyancer should be on the banks panel to avoid escalating charges and complications. That should be your first question of the new conveyancers. Our search tool will assist you in finding a bank approved conveyancer for your conveyancing in St Leonards On Sea

I am hoping to sign contracts shortly on a basement flat in St Leonards On Sea. Conveyancing solicitors assured me that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in St Leonards On Sea should include some of the following:

The physical ownership of the premises. This may be the flat itself but could also incorporate a roof area or cellar if relevant. Where does the liability rest to repair and maintain the main walls and foundations. It is essential that you know which party is responsible the repair and maintenance of every part of the building specifics of the parties to the lease, for instance these could be the tennant, head lessor, landlord Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark

I am the registered owner of a studio flat in St Leonards On Sea, conveyancing formalities finalised in 2012. How much will my lease extension cost? Similar properties in St Leonards On Sea with a long lease are worth £181,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2074

With 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should 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. Please do not move forward placing reliance on this information before seeking the advice of a professional.

I am in the process of buying my first home in St Leonards On Sea. Conveyancing solicitor already instructed. The financial consultant suggested that a survey is not appropriate as the property was only constructed 22 years ago.

As the bare minimum you need a Home Buyer's Report. Given the residence was constructed over a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could be enough. The report should highlight any apparent issues and recommend additional investigation if relevant. If there are any indications of problems seek a full structural survey.