I am only a couple days away from an exchange on a property in Nayland and my parents have sent the ten percent deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my solicitor needs to make a notification to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?

The conveyancing practitioner is legally required to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

How can we tell if a Nayland conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Nayland getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.

Last month we had a mortgage agreed in principle with Lloyds. Nayland conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?

Some lenders take longer than others. Have Lloyds done the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

UBS have agreed my home loan in principle, my bid on a apartment in Nayland has been agreed to, what happens next?

The estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Call up UBS or your broker and finish off any outstanding forms. UBS will appoint a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. UBS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Nayland.

I used Stirling Law a few years ago for my conveyancing in Nayland. I now require my file but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Nayland of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Nayland is the location of the property. Can you shed any light on this issue?

Flying freeholds in Nayland are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nayland you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nayland may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I've found a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Nayland. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Nayland ?

Most houses in Nayland are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Nayland in which case you should be looking for a Nayland conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your solicitor will report to you on the legal implications.

I acquired a leasehold flat in Nayland, conveyancing having been completed in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Nayland with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2090

You have 65 years unexpired the likely cost is going to range between £13,300 and £15,400 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.