Is it realistic for conveyancing in Freshwater Bay to be concluded within 28 days?

In the event that you are under time constraints for your conveyancing we would recommend that your solicitor is familiar with the area as they will make use of local contacts and know-how. It is even conceivable that they could have transacted otherproperties in the same road. You would be best advised to use a Freshwater Bay conveyancing lawyer. In addition, check that the lawyer is on the lender panel. It is understood that just under twenty per cent of Freshwater Bay conveyancing deals are frustrated or derailed after finding out that a buyer’s lawyer was not on their banks member panel. This can often result in the legal transfer of property being delayed by as much as 21 days. It is said that this issue impacts in the region of 100,000 home sales annually. Almost all Freshwater Bay conveyancing firms can not act for certain mortgage companies so do check at the outset.

Are all Freshwater Bay Conveyancing Quality Solicitors on the Skipton conveyancing list of approved firms?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

When it comes to lenders such as Santander, do Freshwater Bay conveyancing practitioners incur a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I recently had an offer accepted on a house in Freshwater Bay. My financial adviser suggested a conveyancer. I paid an on account payment of £200. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am purchasing my first flat in Freshwater Bay with a loan from Barclays Direct. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about this deal as it could affect my mortgage with Barclays Direct. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

What does commercial conveyancing in Freshwater Bay cover?

Freshwater Bay conveyancing for business premises incorporates a wide array of advice, offered by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I am attracted to a couple of flats in Freshwater Bay both have in the region of 50 years remaining on the leases. Should I regard a short lease as a deal breaker?

A lease is a right to use the premises for a period of time. As a lease gets shorter the value of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this field.

I am the registered owner of a 1st floor flat in Freshwater Bay, conveyancing having been completed September 2004. How much will my lease extension cost? Similar properties in Freshwater Bay with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2087

With just 63 years unexpired the likely cost is going to be between £16,200 and £18,600 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.