Am I correct in assuming that the fact that my solicitor in Pevensey Bay is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Pevensey Bay conveyancing firm and enquire why they are no longer on the approved list for your lender.

This question may be naive but I am unexperienced as FTB of a two bedroom flat in Pevensey Bay. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Pevensey Bay?

On the day of completion you will not be required to go to the conveyancers office in Pevensey Bay. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

We are getting a further advance on our mortgage from Principality as we wish to conduct improvements to our house in Pevensey Bay. Do we need to choose a local Pevensey Bay solicitor on the Principality conveyancing panel to handle the paperwork?

Principality would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.

I recently had an offer agreed on a house in Pevensey Bay. My financial adviser suggested a conveyancer. I paid an upfront payment of £150. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build apartment in Pevensey Bay. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pevensey Bay

Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.

I need to instruct a conveyancing solicitor for freehold conveyancing in Pevensey Bay. I have land on a web site which appears to be the ideal offering If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am looking at a two flats in Pevensey Bay which have about forty five years left on the leases. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease gets shorter the value of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is generally wise to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this field.

Leasehold Conveyancing in Pevensey Bay - Examples of Queries before buying

The answer will be important as a) areas could cause problems for the block as the common areas may start to deteriorate if services are not paid for b) if the leaseholders have a dispute with the running of the building you will want to know about it What is the length of the lease? For many Pevensey Bay leaseholds the cost for major works are not incorporated into the service charges, albeit that some managing agents in Pevensey Bay ask tenants to pay into a reserve fund created for the specific purpose of establishing a fund for larger repairs or maintenance.