We had instructed conveyancing lawyers with offices in Peacehaven on the Yorkshire BS solicitor panel. They are now charging me a separate amount for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. The charge is not set by Yorkshire BS but by your Peacehaven property lawyer. Numerous firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.

About to purchase maisonette in Peacehaven. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Peacehaven solicitor is on the HSBC conveyancing panel.

Bank of Ireland have agreed my home loan in principle, my bid on a flat in Peacehaven has been accepted, what are the next steps?

Your estate agent will need to be informed of your solicitor's details (ensure that the conveyancers are on the lender’s approved list). Call up Bank of Ireland or the broker and finalise any appropriate paperwork. Bank of Ireland will instruct a valuer who will get in contact with the selling agent or vendor to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Bank of Ireland will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Peacehaven.

How does conveyancing in Peacehaven differ for new build properties?

Most buyers of new build property in Peacehaven approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Peacehaven typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Peacehaven or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Peacehaven is where the house is located. What do you suggest?

Flying freeholds in Peacehaven are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Peacehaven you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Peacehaven 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 premises.

Do you have any top tips for leasehold conveyancing in Peacehaven with the purpose of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Peacehaven can be reduced where you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ conveyancers.
If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share certificate. Obtaining a re-issued share certificate can be a time consuming process and slows down many a Peacehaven conveyancing deal. Where a reissued share is required, do contact the company director and secretary or managing agents (where applicable) for this as soon as possible. Some Peacehaven leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have had conflict with your landlord or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unsettled. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you laid down wooden flooring? Peacehaven leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such works. Where you dont have the paperwork to hand you should not communicate with the landlord without contacting your lawyer in the first instance.

Peacehaven Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

Is the freehold reversion owned collectively by the leaseholders? Many Peacehaven leasehold properties will be liable to pay a service charge for the upkeep of the block levied by the management company. If you buy the apartment you will have to pay this amount, usually quarterly accross the year. This can differ from several hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent for you to pay yearly, normally this is not a exorbitant figure, say about £50-£100 but you need to check it because sometimes it could be many hundreds of pounds. It is important to be aware whether changing the roof or some other significant cost is due shortly that will be shared between the leaseholders and may well materially increase the the service charges or necessitate a one off payment.

I have miscalculated my finances and am a few grand short a 10% deposit on my flat purchase in Peacehaven , but I am keen proceed. What can I do?

You can agree a lower deposit. Most vendors will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second