Am I correct in assuming that the fact that my conveyancer in Margate is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?

That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Margate conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

I am buying a garden flat in Margate. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Margate you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Margate.

Should commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Margate?

Many commercial conveyancing solicitors in Margate will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Margate. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Margate.

For every commercial conveyancing transaction in Margate it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Margate commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Margate.

How does conveyancing in Margate differ for new build properties?

Most buyers of new build residence in Margate contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Margate usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Margate or who has acted in the same development.

I am employed by a reputable estate agency in Margate where we have witnessed a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Margate conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Margate Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Are there any major works anticipated that could add a premium to the maintenance fees? The answer will be useful as a) areas may result in problems in the building as the common areas may start to deteriorate where repairs are not paid for b) if the leaseholders have a dispute with the managing agents you will want to have all the details Best to be warned if redecorating or some other major work is pending to be shared between the tenants and will dramatically increase the the maintenance costs or necessitate a specific payment.