I had a mortgage agreed in principle with RBS. Sandwich conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from RBS?

There is no definitive answer here. Have RBS conducted the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My partner and I are spending time viewing houses in Sandwich and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I will be getting a home loan with Clydesdale.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are obtaining a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.

It is not clear whether my mortgage offer requires a lease extension. I have called my Sandwich bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Sandwich conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their specific requirements. I have no idea who is right.

As long as the solicitor is on the bank panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Do I need to take out insurance to cover chancel repairs when acquiring a house in Sandwich?

Unless a prior acquisition of the property took place post 12 October 2013 you can assume that lawyers handling conveyancing in Sandwich to remain recommending a chancel search and or chancel repair liability policy.

My wife and I purchased a semi-detached Georgian property in Sandwich. Conveyancing lawyer represented me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the matching property. Is it worth asking Bank of Ireland to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandwich and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who conducted the work.

How does conveyancing in Sandwich differ for newly converted properties?

Most buyers of new build premises in Sandwich approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Sandwich usually acquire the land, 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 property lawyers 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 used to new build conveyancing in Sandwich or who has acted in the same development.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Sandwich. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Sandwich ?

Most houses in Sandwich are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Sandwich in which case you should be looking for a Sandwich conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your solicitor will appraise you on the various issues.

Sandwich Leasehold Conveyancing - Sample of Queries Prior to buying

Please tell me if there are any major works in the near future that will increase the service fees? It would be sensible to discover as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to daily issues like the cleanliness of the common parts. Enquire of prospective neighbours what they think of them. Finally, be sure you understand the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes. In the main the cost for major works tend not to be included within maintenance charges, although there some managing agents in Sandwich require leasehold owners to contribute towards a sinking fund created for the specific intention of building a fund for major repairs or maintenance.