Unfortunately I am unable to travel far from Ringmer. Is there a reason why all Ringmer solicitors aren't included on all bank panels?

As unjust as it may seem for banks to restrict who can represent them, from the public’s or lawyer’s point of view, the flip side is that lenders are increasingly anxious and feel it crucial to protect them from mortgage fraud. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

A friend suggested that if I am buying in Ringmer I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Ringmer conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Ringmer around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ringmer Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Ringmer.

I'm buying a new build house in Ringmer benefiting from help to buy. The developers would not move on the price so I negotiated 6k of additionals instead. The estate agent suggested that I not reveal to my lawyer about this extras as it may put at risk my loan with the lender. Should I keep quiet?.

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

I am looking for a leasehold apartment up to £245,000 and identified one near me in Ringmer I like with a park and transport links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Ringmer in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Back In 2006, I bought a leasehold flat in Ringmer. Conveyancing and Nationwide Building Society mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Ringmer who previously acted has now retired. Do I pay?

The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Ringmer conveyancing lawyer to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Ringmer Leasehold Conveyancing - Sample of Questions you should ask before buying

Does the lease have onerous restrictions? It is important to be aware whether a new roof is being put on or some other major work is coming up that will be shared amongst the tenants and will materially increase the the maintenance costs or require a one off payment. Plenty Ringmer leasehold properties will have a service bill for maintenance of the block invoiced by the management company. If you acquire the flat you will have to pay this amount, usually quarterly accross the year. This can be anything from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a ground rent to be met yearly, normally this is not a significant amount, say approximately £25-£75 but you should to check as on occasion it can be surprisingly expensive.