My financial adviser has asked me for my Rye lawyer’ panel member for the Lloyds conveyancing panel. What is the best way to find this out. I have tried my local Rye branch but they don't know it.

Have you tried contacting your Rye solicitor about this?. They maintain a central record lender panel numbers.

I'm buying my first flat in Rye with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about the side-deal as it could jeopardize my mortgage with Accord Mortgages Ltd. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a ground for flat up to £305k and found one near me in Rye I like with a park and transport links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Rye for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will likely 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 owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

In what way can the Landlord & Tenant Act 1954 impact my business property in Rye and how can you help?

The particular law that you refer to provides security of tenure to commercial lessees, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Rye

I am looking at a couple of apartments in Rye which have about fifty years unexpired on the lease term. Will this present a problem?

There are plenty of short leases in Rye. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the value of the lease decreases and it becomes more expensive to acquire a lease extension. This is why it is advisable to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this field.

I invested in buying a leasehold flat in Rye, conveyancing formalities finalised in 2004. Can you work out an approximate cost of a lease extension? Equivalent flats in Rye with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2088

With 64 years remaining on your lease we estimate the price of your lease extension to range between £14,300 and £16,400 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.