Do the Building Society Association intend to launch a search tool with a view to list practices on the Norwich and Peterborough Building Society conveyancing panel for instance in Whitstable?

We would not expect to be advised of any intention on the part of the BSA to promote such a tool.

How can we know in advance if a Whitstable conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Whitstable getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your conveyancing.

About to purchase maisonette in Whitstable. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whitstable lawyer is on the Lloyds conveyancing panel.

Our sealed bid on a semi in Whitstable has been agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Whitstable. What should be my next step? At what point do I apply for the mortgage with Skipton?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then survey, Whitstable conveyancing search costs, etc). First, you should ensure that your solicitor is on the Skipton approved list. As to the subsequent stages this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a rising market many buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Whitstable.

My wife and I are selling our home in Whitstable and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Whitstable. We have lived in Whitstable for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am buying a new build flat in Whitstable. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Whitstable

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I am a negotiator for a long established estate agent office in Whitstable where we see a number of flat sales put at risk due to short leases. I have received contradictory information from local Whitstable conveyancing solicitors. Can you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Whitstable - A selection of Questions you should ask before buying

What is the name of the managing agents? It would be sensible to discover as much as possible about the managing agents as they can either make your life much easier or problematic. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to practical matters such as the upkeep of the communal areas. Ask prospective neighbours what they think of them. In conclusion, investigate as to the dates that the maintenance fees are due to the relevant party and precisely what you get for your money. The best form of lease structure is a share of the freehold. In this situation the tenants have control and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent is directed by the tenants.