I am refinancing my home in Broadstairs, does my lawyer need to be on the HSBC Solicitor panel?

In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

The deeds to my property can not be found. The solicitors who handled the conveyancing in Broadstairs 10 years ago no longer exist. What are my options?

Gone are the days when you need to hold title official documentation to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.

I'm purchasing a new build house in Broadstairs with a mortgage from Skipton Building Society. The developers would not move on the amount so I negotiated 6k of additionals instead. The property agent told me not inform my solicitor about this side-deal as it will jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

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.

Can you offer any advice when it comes to appointing a Broadstairs conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for lease extension works (regardless if they are a Broadstairs conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Broadstairs conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

What are the costs for lease extension work? How many lease extensions has the firm carried out in Broadstairs in the last 12 months?

Broadstairs Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Is the freehold reversion owned collectively by the leaseholders? Best to be warned whether changing the roof or some other significant cost is pending that will be shared by the leaseholders and could well materially impact the level of the maintenance charges or necessitate a specific payment. The answer will be useful as a) areas may cause problems for the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the tenants have an issue with the managing agents you will want to have full disclosure

My partner and I are in the market for an affordable conveyancing lawyer in Broadstairs to assist me in selling my home. I I am concerned about by bill escalating out of control but with lots of Broadstairs conveyancing practices out there...how do I know which one is best to select?

If you have not instructed a lawyer previously, a trustworthy recommendation from family or friends is a great place to start and is often the best gauge of quality. Alternatively, consult the Law Society’s online record of lawyers in Broadstairs or use our search facility to find a conveyancing lawyer in Broadstairs.