It may have been a long time coming a loan offer from NatWest for the refinancing of my 2 room flat is coming any day now. Are you able to propose a cheap conveyancing lawyer in Kent?

You are on the wrong site if you are in need of a cheap conveyancing in Kent. We can offer you value for money conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing companies enticing you with low cost conveyancing in Kent. At best, in deciding on cheap conveyancing, you will earn what you pay for and at worst it will result in you paying a lot in additional fees and still not get the service expected.

There are numerous conveyancing solicitors in Kent but how do I know who's good?

We would encourage you not to base your choice on the lowest Kent conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. 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 ahead of the deal.

I am the single beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Kent. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in March. Do I have to wait half a year to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement is chiefly there to capture the purchase and immediately sell or the wholesaling and assigning of property.

I have decided to exercise my right to buy my property in Kent off the council. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

I have been on the look out for a flat up to £235,500 and found one round the corner in Kent I like with a park and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Kent in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage that many years may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

Should I go with a Kent conveyancing solicitor in close proximity to the house I am purchasing? An old friend can execute the legal work but they are based 300kilometers away.

The primary upside of using a local Kent conveyancing practice is that you can visit the firm to execute paperwork, deliver your ID and apply pressure on them if necessary. Having local Kent know how is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that should trump using an unfamiliar Kent conveyancing solicitor solely due to them being round the corner.

Last December I purchased a leasehold property in Kent. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Kent Leasehold Conveyancing - Examples of Queries before Purchasing

Are there any major works in the planning that will increase the service fees? How many of the leaseholders are in arrears for their service charge payments? The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from control and notwithstanding that a managing agent is often employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves.