We previously appointed solicitors with offices in Ringmer on the Co-operative solicitor panel. They have just invoiced me a separate charge for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Co-operative but by your Ringmer conveyancer. Some firms on the Co-operative panel will charge an ‘acting for lender’ fee and others do not.

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Ringmer conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

Completion of my remortgage has taken place for my property in Ringmer. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am buying a new build flat in Ringmer. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ringmer

There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.

Is it simple use your search facility to find a conveyancing lawyer in Ringmer on the panel for my mortgage?

First select a lender such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Alliance & Leicester then specify your location e.g. Ringmer. Conveyancing organisations in Ringmer and beyond should be shown.

My husband and I are first time buyers - agreed a price, but the selling agent told us that the owners will only issue a contract if we instruct their recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Ringmer

It is highly unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Ringmer conveyancing lawyers - not the ones that will provide the estate agent a commission or hit his conveyancing targets set by head office.

Can you provide any advice for leasehold conveyancing in Ringmer with the aim of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Ringmer can be bypassed where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ conveyancers.
Many freeholders or Management Companies in Ringmer charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Ringmer. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Ringmer leases often stipulate that internal structural changes or installing wooden flooring calls for a licence from the Landlord consenting to such changes. Where you dont have the consents to hand do not contact the landlord without contacting your conveyancer in the first instance. You may think that you are aware of the number of years remaining on your lease but you should double-check via your conveyancers. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Organising a replacement share certificate is often a time consuming process and delays many a Ringmer conveyancing deal. If a duplicate share is required, you should approach the company officers or managing agents (where relevant) for this as soon as possible.

Ringmer Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

How long is the Lease? Most Ringmer leasehold apartments will have a service charge for maintenance of the building set on behalf of the landlord. Where you purchase the flat you will have to meet this amount, normally in instalments throughout the year. This could be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent for you to pay yearly, normally this is not a large figure, say approximately £25-£75 but you should to check as sometimes it can be prohibitively expensive. What is the name of the managing agents?