I am buying property in Brighton. My Conveyancer is not on the mortgage company approved panel. Can I still continue with my Brighton conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

Your options include

• Proceed with your existing Brighton conveyancer but your bank will undoubtedly retain a property lawyer from their approved panel. This will result in additional fees together with probable interruption.
• Appoint a new property lawyer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Convince your solicitor to do everything possible to join the bank’s conveyancing panel

It is 10 years ago since I acquired my home in Brighton. Conveyancing solicitors have recently been retained on the sale but I am unable to track down the title documents. Will this cause complications?

You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Brighton relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.

I own a terraced Edwardian property in Brighton. Conveyancing solicitor acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brighton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who conducted the work.

Am I best advised to instruct a Brighton conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can carry out the legal formalities however they are based 300miles drive away.

The benefit of a local Brighton conveyancing firm is that you can drop in to sign documents, deliver your identification documents and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were impressed that must outweigh using an unfamiliar Brighton conveyancing solicitor solely due to them being round the corner.

What are your top tips when it comes to choosing a Brighton conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for lease extension works (regardless if they are a Brighton conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Brighton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

What volume of lease extensions has the firm conducted in Brighton in the last 12 months?

I purchased a 1st floor flat in Brighton, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Brighton with an extended lease are worth £176,000. The ground rent is £50 yearly. The lease ceases on 21st October 2074

With 50 years unexpired the likely cost is going to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.