I am acquiring a leasehold flat in Broadstairs. My lawyer is not listed on the bank solicitor panel. Can I still retain my Broadstairs conveyancing solicitor notwithstanding that they are excluded from the bank approved list?

You have a couple of choices available to you here

• Proceed with your chosen Broadstairs property lawyer but your mortgage company will no doubt use a conveyancer from their conveyancing panel. This will result in additional charges together with likely delay.
• Appoint a new lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your conveyancer to do everything possible to get accepted on the lender’s panel of solicitors

I am need of leasehold conveyancing for an apartment in a relatively new development (6 years old) in Broadstairs. 95% of the properties are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Broadstairs?

A big part of the Broadstairs legal transfer of property is the conveyancing searches. There are numerous companies who offer Broadstairs conveyancing searches, as well direct from the local authority. These are generally termed personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.

How does conveyancing in Broadstairs differ for new build properties?

Most buyers of new build property in Broadstairs approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Broadstairs usually purchase the real estate, 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 Broadstairs or who has acted in the same development.

My father-in-law has suggested that I instruct his conveyancing solicitors in Broadstairs. Should I choose my own conveyancer?

No doubt the best way to choose a conveyancing lawyer is to have feedback from friends or relatives who have actually used the firm you're are thinking of instructing.

Jane (my partner) and I may need to let out our Broadstairs ground floor flat temporarily due to a new job. We instructed a Broadstairs conveyancing practice in 2004 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

The lease governs the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Broadstairs do not contain strict prohibition on subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I am the registered owner of a ground floor flat in Broadstairs, conveyancing having been completed May 2006. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Broadstairs with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2085

With 60 years remaining on your lease we estimate the premium for your lease extension to span between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.