My husband and I are buying a 2 bedroom flat in Crowborough with a mortgage. We wish to retain our Crowborough solicitor, but the mortgage company says she’s not on their "panel". It appears that we have little option but to appoint one of the bank panel solicitors or continue with our Crowborough property lawyer and pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Crowborough conveyancing lawyer to apply to be on the conveyancing panel.

I am need of leasehold conveyancing for an apartment in a relatively new development (6 years old) in Crowborough. 95% of the flats are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Crowborough?

If you are buying a property with the assistance of a loan, your lender will need some (many) of the searches so you'll have no choice. If not, then Crowborough conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Crowborough.

What is the difference between a licensed conveyancer and conveyancing solicitor in Crowborough

There are two types of lawyers who can carry out conveyancing in Crowborough namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the disposal or acquisition of property. They are both obliged to handle Crowborough conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all necessary steps should be correctly adhered to.

My stepmother advised me that in purchasing a property in Crowborough there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?

We are aware of a number of properties in Crowborough which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Crowborough should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is there a list of RBS panel conveyancers in Crowborough on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings available over the internet. Where you are looking for a Crowborough lawyer on the RBS please make the most of our tool.

I am using a search engine for the term on line conveyancing in Crowborough it reveals numerous property lawyersin the vicinity. With so much choice what is the best way to find the right property lawyer for purchase transaction?

The ideal way of finding a suitable conveyancer is via trusted recommendation, so seek the counsel of friends and family who have acquired a property in Crowborough or the respected estate agent or financial adviser. Charges for conveyancing in Crowborough differ, so it's sensible to secure at least three estimates from different companies. Make sure that you know what costs in the quote includes.

One month into buying a house in Crowborough. Conveyancing lawyer has told us the title is "Leasehold". Will this likely impact our HSBC valuation?

Crowborough conveyancing does not ordinarily involve leasehold houses. The crucial factor here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's essentially freehold, so it’s unlikely to impact the value too much.

At the other extreme, if it's, say, 50 years it will have a material impact on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be stated in the lease which should be made available to your lawyer.