I have given 2 months notice to my existing landlord and have to be out of my let out property in Sandgate by the end of next month. Conveyancing on my purchase is progressing. Can I complete in 5 weeks as don't want to have to find temporary accommodation?

Generally one should not serve notice on a rental unless you have exchanged. Assuming that you have not already done so, notify to your lawyer and ask them to they apply pressure on the other side, try to get a realistic time scale from them that everyone will aim to achieve

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

There are many recorded licenced Conveyancers in Sandgate and Solicitor firms in Sandgate who can assist with your conveyancing We would stress that the two are regulated professionals specialising in the legal aspects of transferring property. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We previously appointed conveyancers with offices in Sandgate on the Co-operative solicitor panel. They are now charging me an additional fee for the legal aspects of the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The fee is not dictated by Co-operative but by your Sandgate conveyancer. Plenty of firms on the Co-operative panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.

I am selling my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Sandgate solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing my first flat in Sandgate benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my solicitor about this extras as it will jeopardize my loan with the bank. Is this normal?.

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.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Sandgate is where the house is located. What do you suggest?

Flying freeholds in Sandgate are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sandgate you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandgate may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have just appointed agents to market my garden apartment in Sandgate.Conveyancing lawyers have not yet been instructed however I have recently received a yearly maintenance charge invoice – what should I do?

It best that you clear the service charge as usual because all ground rent and maintenance invoices should be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially