I am expecting a mortgage offer from Halifax. I would like to use a Licensed Conveyancer in Rye. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The Rye conveyancing firm handling our Rye conveyancing has identified an inconsistency when comparing the assumptions in the home valuation survey and what is in the conveyancing documents. My lawyer informs me that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Will my lawyer be raising questions regarding flooding during the conveyancing in Rye.

Flooding is a growing risk for solicitors dealing with homes in Rye. Plenty of people will acquire a property in Rye, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, but there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Rye. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the owner to discover whether the premises has suffered from flooding. If the property has been flooded in past and is not notified by the vendor, then a buyer may bring a legal claim for losses stemming from an inaccurate answer. The buyer’s conveyancers will also conduct an environmental search. This will reveal if there is any known flood risk. If so, further inquiries should be initiated.

I moved into my house on 12 August and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Rye expressed confidence that it should be concluded in a couple of weeks. Are titles in Rye particularly slow to register?

There is nothing unique when it comes to conveyancing in Rye registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. Currently in the region of 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Registration occurs after the buyer is living at the property so registration formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Rye I like with amenity areas and station in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Rye suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.