Can you explain why leasehold purchase conveyancing in Robertsbridge costs more?

In short, leasehold conveyancing in Robertsbridge and elsewhere usually involve additional due diligence compared to freehold conveyancing. This includes lease investigation, liaising with the landlord about serving applicable notices, securing up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

I am considering applying for a Leeds Building Society mortgage for purchase of a new build (under development) in Robertsbridge with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?

There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

We are getting a further advance on our home loan from Principality as we wish to carry out renovations to our property in Robertsbridge. Do we need to appoint a nearby Robertsbridge solicitor on the Principality conveyancing panel to handle the legals?

Principality would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.

Two weeks ago we had a mortgage agreed in principle with Nationwide. Robertsbridge conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?

There is no definitive answer here. Have Nationwide conducted the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Robertsbridge solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Robertsbridge solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

All being well we will complete our sale of a £325,000 flat in Robertsbridge on Monday in a week. The managing agents has quoted £420 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Robertsbridge?

Robertsbridge conveyancing on leasehold apartments usually requires the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to answer these enquiries the majority will be willing to do so. They may invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is above £800. The management information fee invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to sell the property.

Leasehold Conveyancing in Robertsbridge - Sample of Queries Prior to buying

Plenty Robertsbridge leasehold properties will have a service bill for the upkeep of the building invoiced by the freeholder. If you acquire the apartment you will have to meet this liability, normally quarterly throughout the year. This could be anything from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a rentcharge for you to pay annual, this is usually not a large figure, say approximately £25-£75 but you should to enquire it because occasionally it can be surprisingly expensive. This question is important as a) areas may result in problems for the building as the communal areas may begin to deteriorate where repairs remain unpaid b) if the leasehold owners have an issue with the running of the building you will want to have all the details Does the lease have in excess of 90 years left?

I have today had an offer accepted on an apartment in Robertsbridge and the mortgage adviser that we are dealing with recommended his property lawyer. She quoted £900 plus VAT and disbursements. Does this sound steep?

You should not rely on one estimate. You should seek like-for-like quotes for your conveyancing in Robertsbridge. Then pick one that you are comfortable with and crucially, is on the approved list of the mortgage company that you have applied for a mortgage from.