Last January we completed a house move in Hailsham. We have noticed several problems with the house which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been ordered for conveyancing in Hailsham?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Hailsham. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a seller fills in a document called a SPIF. If the information provided is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hailsham.

Are the Hailsham conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?

Hailsham conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.

I'm purchasing my first flat in Hailsham with a loan from Aldermore. The builders refused to budge the price so I negotiated £7000 of extras instead. The sale representative told me not inform my conveyancer about this deal as it would jeopardize my mortgage with Aldermore. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

In surfing the web for the words conveyancing in Hailsham it shows results of numerous conveyancersin the vicinity. How do I determine which is the right property lawyer for me?

The ideal way of seeking the right conveyancer is through a personal referral, so ask friends and family who have acquired a property in Hailsham or a local estate agent or mortgage broker. Fees for conveyancing in Hailsham differ, so it's a good idea to request a minimum of four estimates from varying types of property lawyers. Be sure to obtain confirmation what costs in the quote includes.

I work for a busy estate agent office in Hailsham where we have experienced a number of flat sales derailed due to short leases. I have been given inconsistent advice from local Hailsham conveyancing solicitors. Please can you clarify whether the owner of a flat can commence the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I purchased a studio flat in Hailsham, conveyancing was carried out in 1997. How much will my lease extension cost? Comparable properties in Hailsham with a long lease are worth £191,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2076

You have 53 years unexpired the likely cost is going to span between £27,600 and £31,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.