I am acquiring an apartment in Deal. My property lawyer is not on the lender conveyancing panel. Can I still appoint my Deal conveyancing solicitor notwithstanding that they are not on the bank panel?

You have a number of alternatives open to you here

• Proceed with your existing Deal solicitor but your lender will no doubt appoint a conveyancer from their conveyancing panel. The net result is additional charges together with likely interruption.
• Appoint a new solicitor to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to do everything within their powers to get listed on the bank’s conveyancing panel

Why do I have to pay up front for my conveyancing in Deal?

Where you are retaining lawyers for conveyancing in Deal your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the total price then this should be asked for immediately before exchange of contracts. The closing balance that is needed should be transferred shortly before completion.

How does conveyancing in Deal differ for new build properties?

Most buyers of new build residence in Deal approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Deal typically purchase the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Deal or who has acted in the same development.

My husband and I are first time buyers - had an offer accepted, but the property agent has warned us that the vendor will only move forward if we use the agent's chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Deal

We suspect that the owner is not behind this demand. Should the vendor want ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated buyers (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Deal conveyancing solicitors - as opposed tothe ones that will give their estate agent a commission or hit his conveyancing thresholds set by senior management.

Back In 2004, I bought a leasehold flat in Deal. Conveyancing and Barclays Direct mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Deal who previously acted has now retired. Do I pay?

First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Deal conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Deal Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Is the freehold reversion owned collectively by the tenants? Are any of leasehold owners in dispute over their service charge liability? Make sure you find out if there are any onerous restrictions in the lease. By way of example it is reasonably common in Deal leases that pets are not permitted in certain buildings in Deal. If you love the apartmentin Deal but your cat is not allowed to make the move with you then you have a very hard decision.