What is your number one tip for choosing a conveyancing solicitor in Deal

It would be unwise to be tempted by the cheapest Deal conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

The mortgage over my property is with UBS for my property in Deal. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent 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 UBS directly. You need not do this via a UBS conveyancing panel solicitor.

I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Deal solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial land in Deal?

Its becoming the norm that commercial conveyancing solicitors in Deal will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Deal. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Deal.

For every commercial conveyancing transaction in Deal it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Deal commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Deal.

I'm purchasing a new build house in Deal with a mortgage from The Mortgage Works. The builders refused to move on the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not disclose to my lawyer about this deal as it may jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 am downsizing from my property. My previous lawyers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Deal if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Deal. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

My husband and I may need to rent out our Deal 1st floor flat for a while due to a career opportunity. We instructed a Deal conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Even though your last Deal conveyancing solicitor is not around you can review your lease to check if you are permitted to let out the property. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain permission from your landlord or other appropriate person before subletting. The net result is that you cannot sublet in the absence of prior permission. The consent must not not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord for their consent.

Leasehold Conveyancing in Deal - A selection of Queries before buying

The majority of Deal leasehold properties will incur a service bill for maintenance of the block set on behalf of the management company. Should you acquire the apartment you will have to pay this amount, usually quarterly throughout the year. This could be anything from several hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a rentcharge for you to pay yearly, ordinarily this is not a exorbitant figure, say around £50-£100 but you need to enquire as occasionally it can be many hundreds of pounds. It would be wise to discover as much as you can regarding the managing agents as they can either make your living at the property much simpler or a lot more difficult. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the tidiness of the communal areas. Ask other people if they are happy with them. Finally, investigate as to the dates that the maintenance charges are due to the managing agents and precisely what it includes. If a Deal lease has no more than 80 years it will have adverse implications on the salability of the property. It is worth checking with your bank that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you will need to own the residence for 24 months in order to be legally able to extend the lease.