After what seems like an age a loan agreement from HSBC for the refinancing of my single bedroom flat is coming imminently. Are you able to put forward a low cost conveyancing law firm in Sandwich?

This site is not designed to assist those in their quest for the cheapest conveyancing solicitors in Sandwich. Our aim is to provide value for money conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint organisations offering ninety nine pound conveyancing in Sandwich. The optimum outcome, in going for cheap conveyancing, you will earn what you pay for and at worst it will result in you with a hefty uplift in extras and still not receive the service you were hoping for.

We are purchasing a property in Sandwich. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I can see plenty of information on this site about conveyancing in Sandwich but what is your top tip for choosing the right conveyancer in Sandwich

Do not opt for the lowest Sandwich conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.

I'm the single recipient of my late father’s will with all property in now in my sole name, including the my former home in Sandwich. The Sandwich property was put into my name in . I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in . Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view banks take of it, depend on the bank as this clause is chiefly there to pick up on subsales or the flipping of property.

five months have elapsed since my purchase conveyancing in Sandwich concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I have been pointed in your direction by a couple of local estate agents in Sandwich to choose a solicitor on your site. Is there a financial incentive for Estate Agents to recommend your site ahead of a competitor’s?

We don’t offer any commission for directing people our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I only have 68 years unexpired on my flat in Sandwich. I now want to get lease extension but my freeholder is absent. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you have made all reasonable attempts to track down the landlord. On the whole an enquiry agent may be useful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Sandwich.

Sandwich Leasehold Conveyancing - Sample of Queries before buying

Most Sandwich leasehold flats will have a service charge for the upkeep of the block levied by the management company. Where you acquire the property you will have to meet this liability, usually quarterly accross the year. This could be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a rentcharge for you to pay yearly, ordinarily this is not a exorbitant sum, say about £50-£100 but you need to check it because occasionally it can be many hundreds of pounds. Who is in charge of the building? How much is the maintenance charge and ground rent on the property?