I used Arc property Solicitors several years ago for my conveyancing in Bembridge. Now, I need my documents but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Bembridge of the conveyancing firm of solicitors you previously instructed, 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 Bembridge differ for new build properties?

Most buyers of new build property in Bembridge approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Bembridge usually purchase 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 property lawyers 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 accustomed to new build conveyancing in Bembridge or who has acted in the same development.

I am looking for a ground for flat up to £235,500 and found one round the corner in Bembridge I like with a park and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Bembridge suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

We're FTB’s - agreed a price, yet the selling agent informed us that the seller will only proceed if we instruct their recommended conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Bembridge

We suspect that the owner is not behind this demand. If they want ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred Bembridge conveyancing firm - not the ones that will give their negotiator at the agency a kickback or hit his conveyancing figures set by HQ.

I would like to sublet my leasehold apartment in Bembridge. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A small minority of properties in Bembridge do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to 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.

Bembridge Leasehold Conveyancing - Examples of Questions you should consider before buying

What restrictions are there in the Bembridge Lease? Its a good idea to find out as much as possible concerning the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to every day issues like the cleanliness of the common parts. Ask prospective neighbours if they are happy with their management. In conclusion, be sure you know the dates that you are obliged pay the service charge to the appropriate party and precisely how they are spending the funds. How much is the ground rent and service charge?