I am looking to buy a flat and need a conveyancing solicitor in Rye who is on the conveyancing. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Rye. We dont recommend any particular firm.

If you had a top tip for selecting a conveyancing solicitor in Rye what would it be?

Do not opt for the cheapest Rye conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I am assisting my mother sell her house in Rye. Does the solicitor commission an energy assessment or do I organise this?

Following the demise of HIPs, EPC’s was left as a required component of selling a property. An EPC should be to hand prior to the property being advertised. This is not something that conveyancers normally arrange. Where you are using a Rye conveyancing practitioner they might help arrange energy assessments given their contacts with long established Rye energy assessors

I have instructed a Rye having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rye postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Rye.

My partner and I are close to exchanging contracts on the sale of our house in Rye and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Rye conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Rye. Having lived in Rye for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Having checked my lease I have discovered that there are only Sixty One years unexpired on my lease in Rye. I now want to extend my lease but my landlord is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have done all that could be expected to locate the freeholder. For most situations a specialist would be helpful to conduct investigations and to produce a report which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Rye.

I own a 1st floor flat in Rye, conveyancing was carried out 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Rye with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to range between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

My work colleague mentioned that before selecting a conveyancing firm they need approved by your lender. I am first time buyer with but I have an AIP with HSBC and I already have a high street conveyancing lawyer in Rye in place. Can Santander insist on an approved conveyancer to be instructed? Does a directory of panel firms even exist for my conveyancing in Rye?

You should instruct a solicitor that is on the Santander panel. Simply telephone your chosen Rye conveyancing solicitor and ask if they are on the Santander panel. If they are not approved you have a couple of alternatives open to you here:

• Proceed with your chosen Rye but Santander will need to use a from their approved list. This will result in additional charges together with probable frustration.
• Choose a fresh to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
• Convince your to attempt to join the bank panel.