I instructed a local solicitor for our conveyancing in Sevenoaks recently. After carefully reading the official terms of business it is apparent thatwe are liable for costs even if our purchase doesn't happen. Should I ditch them and select a web based conveyancing company promising no move no charge conveyancing in Sevenoaks?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to counteract the transactions that abort. Please beware that these offerings generally do not cover expenditure by way of example Sevenoaks conveyancing search expenses.

My aunt pointed out to me me that in buying a property in Sevenoaks there could be various restrictions preventing external changes to a property. Is this right?

There are anumerous of properties in Sevenoaks which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Sevenoaks should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I can not work out if my lender requires a lease extension. I have called into my local Sevenoaks bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Sevenoaks conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.

Barclays have agreed my mortgage in principle, my offer on a house in Sevenoaks has been accepted, what are the next steps?

The property agent will wish to be informed of your lawyer's details (ensure that the conveyancers are on the lender’s approved list). Call up Barclays or your financial adviser and finish off any appropriate paperwork. Barclays will sellect a valuer who will get in touch with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Barclays will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sevenoaks.

Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Sevenoaks.

Flooding is a growing risk for solicitors specialising in conveyancing in Sevenoaks. Some people will acquire a property in Sevenoaks, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, but there are a various searches that may be carried out by the buyer or by their lawyers which will give them a better appreciation of the risks in Sevenoaks. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a claim for damages as a result of such an misleading answer. A buyer’s conveyancers should also carry out an enviro search. This will disclose whether there is any known flood risk. If so, further investigations will need to be made.

I am purchasing a new build house in Sevenoaks with a mortgage from Birmingham Midshires. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my conveyancer about this extras as it could impact my loan with Birmingham Midshires. Should I keep quiet?.

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.

Is it best to choose a Sevenoaks conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can execute the legal work however they are based over three hundred kilometers drive away.

The benefit of a high street Sevenoaks conveyancing practice is that you can attend the office to sign paperwork, deliver your identification documents and pester them if necessary. Having local Sevenoaks know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and the majority were content that should surpass using an unknown Sevenoaks conveyancing solicitor solely due to them being based in the area.