Me and my fiancee are purchasing our first home. The conveyancing practitioner has messagedto ask if we want to purchase supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in Margate

The type of Margate conveyancing searches should be dictated entirely on the premises, the location, the probability of any of these risks, your knowledge of the area and risks, your general attitude to risk. What is important is that you properly comprehend what information the searches could supply. You may then make a decision if you personally think you need that search. Should you be in doubt, ask the solicitor to guide you.

What happens if my lawyer’s firm is suspended from the Clydesdale Solicitor panel ahead of completing my conveyancing in Margate?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

is it true that all Margate solicitors on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the SRA. Some banks do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.

I have decided to exercise my right to buy my property in Margate off the council. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

I have a mortgage with Coventry BS for my property in Margate. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

Your original mortgage agreement with Coventry BS will provide that you need their approval prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.

I am one month into a freehold purchase having been recommend to conveyancers by the high street agent to perform conveyancing in Margate. I am am very disappointed with the level of service. Can you you assist me in finding new lawyers?

They would need to be really bad in order to consider replacing them. Has your mortgage been issued? In the event that it has you need to inform them of the new contact details and get the loan are re-sent. The conveyancer needs to be on the mortgage company panel to avoid supplemental expenses and delays. So that should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Margate

When it comes to leasehold conveyancing in Margate what are the most frequent lease defects?

Leasehold conveyancing in Margate is not unique. All leases are unique and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain elements of the premises A duty to insure the building

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Bank of Scotland, and Nottingham Building Society all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.

I own a 1 bedroom flat in Margate, conveyancing was carried out April 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Margate with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2106

With 80 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.