It is is a decade since I purchased my property in Robertsbridge. Conveyancing lawyers have just been retained on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be with the mortgage company or they could be archived with the solicitor who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Robertsbridge involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.

I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather instruct a Robertsbridge based conveyancing firm?

You should check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" incentive. Call the lender and ask if they make available a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Robertsbridge.

Will our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Robertsbridge.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Robertsbridge. There are those who buy a property in Robertsbridge, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their lawyers which should figure out the risks in Robertsbridge. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to find out if the property has historically flooded. In the event that the residence has been flooded in past and is not revealed by the vendor, then a buyer may issue a compensation claim as a result of such an incorrect response. The buyer’s conveyancers should also commission an environmental search. This will reveal if there is a recorded flood risk. If so, additional inquiries should be initiated.

I am looking for a leasehold apartment up to £195,000 and identified one close by in Robertsbridge I like with a park and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Robertsbridge in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage that many years may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

I am purchasing a house with all finances in place. My lawyer has been handed with two distinct proof of photo identification, bank statement, multiple utility bills. Now he requires a copy from a probate lawyer stating that the funds are in order and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Robertsbridge conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.