I am in a contract race with another buyer for a property in New Romney. What can be done to speed up the legal process?

In a situation where the seller is applying time constraints for your conveyancing we would recommend that your conveyancer is familiar with the area as they will make use of local contacts and know-how. It is even conceivable that they could have transacted otherhomes in the same street. You would be best advised to use a New Romney conveyancing firm. Second, ensure that the lawyer is on the member panel. It is claimed that 18% of New Romney conveyancing transactions are held up or jeopardised after finding out that a buyer’s lawyer was not on their banks list of approved solicitors. In many cases this discovery resulted in the legal process being held up by an average of 21 days. It is said that this issue impacts in the region of 100,000 home sales annually. Many New Romney conveyancing practices can not represent certain mortgage companies so do check at the outset.

Me and my partner are buying a property in New Romney. It might be a silly question but how we can trust a conveyancer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our money?

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 happen to be the sole beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in New Romney. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership may be treated the same way as though I had purchased the house in January. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this provision chiefly exists to capture the purchase and immediately sell or the flipping of properties.

Are all New Romney Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved solicitors?

A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I need some expedited conveyancing in New Romney as I am faced with an ultimatum to complete within one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you have the choice not to do searches although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in New Romney the following are instances of issues that can appear and therefore impact market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...

I'm buying a new build house in New Romney with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the side-deal as it could jeopardize my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. New Romney is where the house is located. Can you offer any opinion?

Flying freeholds in New Romney are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Romney you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Romney may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.