Can you clarify what the consequences are if my lawyer’s firm is suspended from the Nationwide Solicitor panel ahead of completing my conveyancing in Battle?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

What is your number one tip for finding a conveyancing solicitor in Battle

Do not opt for the lowest Battle conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Have just purchased a probate house at auction in Battle. Conveyancing is needed. What happens now?

Having legally committed yourself to purchase you will need to choose a conveyancing solicitor soon as you now have a fast approaching a drop dead date to complete the transaction. An auction property will have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.

I am being advised by my lawyer that lack of right of way insurance is necessary on my purchase. What is the level of cover for Battle conveyancing?

The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.

I decided to have a survey completed on a property in Battle prior to retaining solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may not give a loan on a flying freehold house.

It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Battle. Conveyancing will be smoother if you use a solicitor in Battle especially if they are familiar with such properties in Battle.

My partner and I may need to rent out our Battle ground floor flat for a while due to a new job. We instructed a Battle conveyancing practice in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Battle do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I acquired a ground floor flat in Battle, conveyancing was carried out in 2000. Can you work out an approximate cost of a lease extension? Similar properties in Battle with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2077

You have 51 years left to run the likely cost is going to be between £30,400 and £35,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. 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 taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

Is planning consent required to convert a house into a couple of flats in Battle? This has occurred to a house next door to a relative in Battle and was not aware of the conversion until the works were done.

Planning Permission yes. Building Regulations yes.