Can you clarify what the consequences are if my solicitor is expelled from the Aldermore Solicitor panel ahead of completing my conveyancing in East Dean?

The first thing to point out is that, this is a very rare occurrence. 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.

I am buying my first flat in East Dean benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my lawyer about this extras as it would put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How difficult is it to change firm as I have to appoint a firm on the The Mortgage Works conveyancing list. I hired a family conveyancing solicitor in East Dean round the corner but the firm is not accepted by The Mortgage Works

We will our best to assist in finding you a conveyancing solicitor in East Dean on the The Mortgage Works panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in East Dean. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in East Dean.

I have been sourcing a conveyancing solicitor in East Dean for my sale. Is there any facility to check a firm’s record with the profession’s regulator?

You may find published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.

Expecting to exchange soon on a leasehold property in East Dean. Conveyancing solicitors assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in East Dean should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You need to be informed what counts as a Nuisance as far as the lease is concerned What remedies are open the freeholder should you breach a clause of your lease? The total ownership of the property. This may be the property itself but may incorporate a roof area or cellar if appropriate. You would want to be sent a copy of the lease

I bought a basement flat in East Dean, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in East Dean with over 90 years remaining are worth £195,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2089

With just 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 as well as legals.

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 the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.