Is the fact that my solicitor in Robertsbridge is not identified on my bank's solicitor panel that there is a problem with the quality of his work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should contact the Robertsbridge conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Various online forums that I have frequented warn that are a common cause of obstruction in Robertsbridge conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Robertsbridge.

About to purchase a new build apartment in Robertsbridge. Conveyancing is necessary evil 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 Robertsbridge

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am looking for a leasehold apartment up to £305k and found one close by in Robertsbridge I like with open areas and transport links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Robertsbridge for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage that many years may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years 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 term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

Taking into account that I am about to spend over three hundred thousand on a garden flat in Robertsbridge I wish to talk to a lawyer concerning thehouse move in advance of appointing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your property ownership legalities in Robertsbridge.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Robertsbridge should be the figure that you are charged.