This question may be naive but I am unseasoned as a first time purchaser of a two bedroom flat in Heathfield. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Heathfield?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

Is it the case that all Heathfield CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved firms?

It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

When it comes to lenders such as Co-operative, do Heathfield solicitors have to pay an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have been told that property searches are the primary cause of stalling in Heathfield house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Heathfield.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Heathfield I like with a park and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Heathfield for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a mortgage the shortness of the lease will likely be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £425,000 apartment in Heathfield in just under a week. The freeholder has quoted £360 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Heathfield?

Heathfield conveyancing on leasehold maisonettes more often than not necessitates the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be content to do so. They are at liberty to charge a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee demanded by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

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

Most Heathfield leasehold flats will be liable to pay a service bill for the upkeep of the block invoiced by the freeholder. Should you purchase the apartment you will have to pay this amount, usually quarterly throughout the year. This may differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a rentcharge to be met annual, normally this is not a large sum, say around £25-£75 but you need to check it because on occasion it can be many hundreds of pounds. The best form of lease structure is a share of the freehold. In this scenario the leaseholders have control and notwithstanding that a managing agent is usually retained where it is larger than a house conversion, the managing agent is directed by the tenants. The answer will be helpful as a) areas could result in problems in the building as the communal areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the running of the building you will wish to have complete disclosure

What if there is an issue with one of the searches for our conveyancing in Heathfield?

Normally, most adverse entries that arise in Heathfield conveyancing search responses can be dealt with prior to completion or title insurance can be put in place. It is crucial to remember that regardless of the fact that you intend on buying the premises and may be willing to live with the search results, your building society or bank may not, and when all said and done the decision rests with them.