I had intended to instruct a property lawyer in Cuckfield for our house move. Our broker informed us that our mortgage company Barclays Direct won't deal with them. Surely this is unfair competition?

A decade ago most lenders had a different appetite for risk. Almost all Cuckfield conveyancing firms would have been on many lender panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and their employees and set certain criteria such a completing on a minimum volume of conveyancing. Many Cuckfield conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Cuckfield is amongst the numerous locations where the lawyers showing on our search results are are approved Barclays Direct.

When it comes to lenders such as Virgin Money, do Cuckfield property lawyers have to pay a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I have instructed a Cuckfield property lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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 Cuckfield 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.

HSBC have agreed my home loan in principle, my bid on a house in Cuckfield has been agreed to, what happens next?

Your estate agent will wish to be advised as to your lawyer's details (be sure the property lawyers are on the bank’s approved list). Telephone HSBC or the broker and complete any relevant paperwork. HSBC will sellect a valuer who will get in touch with the estate agent or vendor to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. HSBC will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Cuckfield.

I'm converting the mortgage on my primary property to a BTL mortgage with Nationwide Building Society and I will use the rest of the raised equity towards another house. The location we are interested in is Cuckfield. Will your lawyers be able to act for both sets of mortgage companies and tie in the transactions?

Do use our comparison tool on this page to ensure that the conveyancers are on the appropriate lender panels. On the basis that they are the conveyancer should be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and communicate your expectations and requirements.

What advice can you give us when it comes to finding a Cuckfield conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Cuckfield conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Cuckfield conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

What are the legal fees for lease extension work? How familiar is the firm with lease extension legislation?

I am the registered owner of a 2 bed flat in Cuckfield, conveyancing formalities finalised in 2012. How much will my lease extension cost? Similar properties in Cuckfield with over 90 years remaining are worth £216,000. The ground rent is £50 per annum. The lease finishes on 21st October 2094

With 69 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

I am seeking to buy a repossessed property in Cuckfield and the mortgagee in possession demand completion inside a week. Do lawyers complete in this timeframe? Am I best advised to use a high street Cuckfield firm or an online company that advertises to complete quickly?

Visit your Cuckfield shopping parade. Go in to a couple of companies and request to talk to a conveyancing solicitor for an estimate. Discuss your needs and try and obtain a commitment on time frames. Appoint the one that appears most efficient. Make sure to choose a conveyancer on the list of conveyancers acceptable to your mortgage company.